We are about to exchange contracts for a property in Worksop. We encountered a problem. Our mortgage offer with The Royal Bank of Scotland expires on 9/3/2026 but the vendors are insisting on a completion date of 11/3/2026. Can one prolong the loan expiry date?
The best person to deal with your issue is your lawyer who will hopefully calculate if they better off negotiating with the mortgage broker, owner’s lawyers, estate agents or conceivably all parties given the history of your transaction to date.
What does my ID and proof of funds have anything to do with my conveyancing in Worksop? Is this really warranted?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to check the identity of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Terms and Conditions that you are required to sign should stipulate this. Your lender will also require certain documents to be viewed. Where you are unwilling to supply identification documents, your solicitor will not be able to take you on as a client.
We were going to get a OIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Worksop solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Worksop solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
I have paid off my mortgage with Coventry BS. I assume I don't need a Worksop conveyancer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Worksop. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I have been told that property searches are the main cause of obstruction in Worksop conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Worksop.
2 months have elapsed following my purchase conveyancing in Worksop completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Are there frequently found problems that you see in leases for Worksop properties?
Leasehold conveyancing in Worksop is not unique. Most leases are drafted differently and drafting errors can sometimes mean that certain provisions are missing. The following missing provisions could result in a defective lease:
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Maintenance charge proportions which don’t add up to the correct percentage Insurance obligations
You may encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Chelsea Building Society, and Aldermore all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the purchaser to pull out.
I purchased a 1 bedroom flat in Worksop, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Worksop with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 levied per year. The lease finishes on 21st October 2096
With just 70 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.