We are about to exchange contracts for a ground floor flat in Birkenshaw. We encountered a stumbling block. Our loan offer with Leeds Building Society runs out on 7/4/2026 but the vendors are putting forward a completion date of 9/4/2026. Is it possible to extend the loan offer?
The person best placed to deal with your question is your lawyer who will hopefully assess if they corresponding with the lender, vendor’s solicitors, property agents or possibly all parties given the circumstances your conveyancing as of today.
What is the difference between a licensed conveyancer and conveyancing solicitor in Birkenshaw
Two types of professional can perform conveyancing in Birkenshaw namely licenced conveyancers or solicitors. The two can provide the legal services that you need to complete the sale or purchase of property. Both are obliged to perform Birkenshaw conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally administered and that all necessary steps will be appropriately taken.
Can I be sure that the Birkenshaw conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Birkenshaw getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor conducting your transaction.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Birkenshaw property lawyer on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
It has been three months following my purchase conveyancing in Birkenshaw concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. 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.
Am I right to be suspicious about estate agents that I am dealing with are suggesting an online conveyancing firm as opposed to a High Street Birkenshaw conveyancing practice?
As with many service providers, often recommendations from relatives can be worth their weight in gold. Yet there are many parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and banks might all recommend solicitors to select. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there might be a financial incentive behind the endorsement. You have the right to select your own lawyer. You need to be aware that the majority of banks specify a panel list of lawyers you have to use for the lender aspect of your home move.
What makes a Birkenshaw lease unacceptable for security purposes?
There is nothing unique about leasehold conveyancing in Birkenshaw. Most leases are individual and legal mistakes in the legal wording can result in certain sections are wrong. The following missing provisions could result in a defective lease:
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A provision to repair to or maintain elements of the premises Maintenance charge proportions which don’t add up to the correct percentage
A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Leeds 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 does not cover certain provisions they may refuse to provide security, forcing the buyer to withdraw.
Birkenshaw Leasehold Conveyancing - A selection of Queries before buying
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Are there any major works in the planning that will increase the maintenance costs? It is important to be aware whether a new roof is being installed or some other significant cost is anticipated to be shared by the leasehold owners and will dramatically increase the the maintenance fees or necessitate a one time payment. It would be wise to find out if there is anything that is prohibited in the lease. For example it is very common in Birkenshaw leases that pets are not allowed in in a block in Birkenshaw. If you love the propertyin Birkenshaw however your dog can’t make the move with you then you have a very hard choice.
My partner and I are buying a ground floor flat in Birkenshaw. At the time of instructing our solicitor, they assured us that they were on all mainstream lender panels. Our mortgage broker contacted us today to say that they are not on the Nationwide approved list. Should that be true, what should we do? Do we simply pick a new property lawyer that is on their panel or do we cover the costs for separate representation, with Nationwide appointing their own preferred conveyancing practitioner.
When buying a property with mortgage finance it is normal for the buyer’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a solicitor has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to satisfy. Some mortgage companies now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancing practitioner should call Nationwide and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Nationwide's conveyancing panel and you may continue to use your own Birkenshaw solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.