We were just about to exchange contracts for a leasehold flat in Addington. We encountered a stumbling block. The loan offer with Barnsley Building Society expires on 7/9/2020 but the vendors are putting forward a completion date of 9/9/2020. Can one prolong the mortgage expiry date?
The best person to deal with your concern is your conveyancer who will assess whether they should be discussing with the mortgage broker, owner’s solicitors, estate agents or indeed all three taking into account the history of your house move to date.
Having sold my house in Addington last October but the buyer keeps e-mailing daily to say their conveyancer is waiting to hear from mine. What should have happened now that I have sold?
Post completion of your sale your lawyer should forward the transfer documentation and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your solicitor should also evidence that the mortgage has been redeemed to the buyers solicitors. There are no post completion requirements peculiar conveyancing in Addington.
My fiance and I wish to acquire a newly converted flat in Addington with a residential mortgage from Norwich and Peterborough Building Society.We use our Addington conveyancing practitioner but Norwich and Peterborough Building Society says his firm is not listed on their approved list of firms. We have to appoint a Norwich and Peterborough Building Society panel firm or keep our local solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan issued to you contains terms and conditions, one of which will be that conveyancers needs to be on the Norwich and Peterborough Building Society approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Norwich and Peterborough Building Society
Will my lawyer be asking questions concerning flooding during the conveyancing in Addington.
Flooding is a growing risk for solicitors dealing with homes in Addington. Plenty of people will acquire a house in Addington, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, however there are a number of checks that can be initiated by the purchaser or by their conveyancers which will figure out the risks in Addington. The conventional set of information given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to determine whether the property has historically flooded. If the property has been flooded in past and is not notified by the seller, then a buyer could commence a compensation claim as a result of such an incorrect answer. The buyer’s lawyers may also order an environmental search. This should indicate whether there is any known flood risk. If so, more detailed investigations will need to be made.
I used Wolstenholmes a few years past for my conveyancing in Addington. Now, I need my files but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Addington of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I happen to be an executor of my recently deceased mother’s Will, with a property in Addington which will be sold. The bungalow has never been registered at the Land Registry and I'm told that many buyers solicitors will insist that it is done before they'll move forward. What's the procedure for this?
In the circumstances you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.