We are a couple about to sign contracts for a leasehold flat in Urmston. We encountered a snag. The mortgage offer with Bank of Ireland runs out on 17/2/2025 but the sellers are putting forward a completion date of 19/2/2025. Can one extend the mortgage offer?
The person best placed to deal with your concern is your lawyer who should assess if he or she is should be discussing with the mortgage broker, vendor’s solicitors, selling agents or possibly all parties based on the circumstances your transaction to date.
How up to date is your search tool for Urmston conveyancing solicitors on the Bank of Ireland conveyancing panel? Do Bank of Ireland send you an updated list?
Urmston conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
I am buying a end of terrace house in Urmston. We would like to carry out a loft conversion at the house.Will legal conveyancing on the property involve checks to ascertain if these works were previously refused?
Your property lawyer should check the registered title as conveyancing in Urmston will sometimes reveal restrictions in the title documents which prohibit certain alterations or require the permission of another owner. Many works need local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.
My husband and I have organised a further advance on our mortgage from Yorkshire BS as we intend to carry out alterations to our property in Urmston. Are we obliged to appoint a bricks and mortar Urmston solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?
Yorkshire BS do not ordinarily instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.
I am selling my flat. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being a right pain. The Urmston solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Urmston differ for new build properties?
Most buyers of new build residence in Urmston contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is built. This is because developers in Urmston usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Urmston or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Urmston is the location of the property. Can you offer any guidance?
Flying freeholds in Urmston are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Urmston you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Urmston may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Urmston and how can you help?
The particular law that you refer to provides protection to business tenants, granting the legal entitlement to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Urmston is one of the hundreds of locations in which our lawyers are located