We are a couple about to sign contracts for a ground floor flat in Ambleside. We encountered a problem. The loan offer with HSBC Bank runs out on 23/2/2026 but the sellers are putting forward a completion date of 25/2/2026. Is it possible to prolong the loan expiry date?
The best person to address this concern is your solicitors who is in a position to assess if he or she is should be discussing with the lender, vendor’s lawyers, property agents or indeed all parties taking into account the circumstances your conveyancing to date.
How up to date is your database of Ambleside solicitors on the Nottingham conveyancing panel? Do Nottingham send you an updated list?
Ambleside conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.
The Ambleside conveyancing firm that I appointed last week on my house acquisition in Ambleside have suddenly shut down. I only went with them because I had to have a lawyer on the Yorkshire BS conveyancing panel and my previous Ambleside lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What are my options?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
There are numerous conveyancing solicitors in Ambleside but how do I know who I should use?
We would encourage you not to base your choice on the lowest Ambleside conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am being told by my solicitor that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Ambleside?
The right level of chancel indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and The Mortgage Works. Conveyancing practitioners as opposed to borrowers take out such policies.
I happen to be the only recipient of my late grandmother’s will and I have everything in my name now, including the house in Ambleside. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the property. I understand that there is a CML six month 'rule', which means that my property ownership could be treated the same way as though I had purchased the property in November. Is the property unsalable for six months?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Some lenders would take a pragmatic view as this obligation principally exists to pick up on the purchase and immediately sell or the flipping of property.
I'm purchasing my first flat in Ambleside with the aid of help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not inform my conveyancer about this deal as it could put at risk my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I need to retain a conveyancing solicitor for remortgage conveyancing in Ambleside. I've land on a site which seems to have the ideal solution If it is possible to get all the legals completed via web that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?