We were just about to exchange contracts for a garden flat in Whitefield. We encountered a problem. The loan offer with Platform Home Loans Ltd expires on 31/12/2025 but the sellers are insisting on a completion date of 5/1/2026. Is it possible to prolong the loan offer?
The person best placed to deal with your issue is your conveyancer who is in a position to calculate whether they should be discussing with the mortgage broker, vendor’s representatives, property agents or conceivably all three given the circumstances your house move to date.
My grandfather passed away six months ago and as sole heir and executor I was left the property in Whitefield. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Clydesdale will require that you use a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.
My bid for a property was accepted at auction in Whitefield. Conveyancing is required. What are my next steps?
Given that you are now exchanged you will need to hire the services of a conveyancing solicitor soon as you are faced with a fast approaching deadline in which to complete the property. All auction property will have an associated auction set of papers. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You need to give this to the solicitor working for you at the earliest opportunity. You also need to ensure that you have funds organised to complete the transaction on the set completion date.
The formalities of my purchase has taken place for my property in Whitefield. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am selling my house. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being difficult. The Whitefield solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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 Whitefield differ for new build properties?
Most buyers of new build premises in Whitefield come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because new home sellers in Whitefield usually buy the land, 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 conveyancing solicitors 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 Whitefield or who has acted in the same development.
Do I need to be wary by estate agents that I am dealing with are recommending a factory type conveyancing firm rather than a local Whitefield conveyancing company?
As is the case with lots of professional services, often suggestions from relatives can be very helpful. Nevertheless there are numerous players in a conveyancing matter; estate agents, mortgage brokers and mortgage companies might all suggest solicitors to appoint. On occasion the solicitors might be known to one of the organisations as being good in their field, but occasionally there is an underlying financial incentive behind the recommendation. You are at liberty to select your preferred conveyancer. Don't forget that most mortgage providers have an approved list of lawyers you are obliged to use for the lender related work in your home move.
18 days into a sale of a flat in Whitefield. Conveyancing is fine but we are being charged a fortune by the freeholder. To date we have issued a cheque for £268 for a leasehold management information and then a further £118 for responses to queries raised by the buyers solicitor.
Neither you or your conveyancing practitioner will have any control over the level of the charges for this information but the typical costs for the information for Whitefield leasehold property is £355. When it comes to Whitefield conveyancing sales it is customary for the seller to pay for these costs. The freeholder or their agents are not duty bound to answer such questions although many will agree to do so - albeit often at exorbitant prices disproportionate to the work involved. Unfortunately there is no statute that mandates set fees for administrative tasks. Neither is there any prescriptive time frame by which they are required to provide the information.