We were just about to exchange contracts for a garden flat in Birkenshaw. We encountered a snag. Our mortgage offer with Lloyds TSB Bank runs out on 7/4/2026 but the owners are putting forward a completion date of 9/4/2026. Is it possible to extend the mortgage offer?
The best person to address this question is your lawyer who will hopefully calculate if he or she is better off negotiating with the bank, seller’s conveyancers, selling agents or possibly all three given what has gone on in your conveyancing to date.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Birkenshaw?
There are many registered licenced Conveyancers in Birkenshaw and Solicitor practices in Birkenshaw who provide Conveyancing services We would stress that both are regulated professionals specialising in the legal aspects of the home buying process. The two can conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
How can we tell if a Birkenshaw conveyancing solicitor on the HSBC 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 lawyer conducting your conveyancing.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Birkenshaw conveyancing practitioner on the Skipton panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
three months have elapsed following my purchase conveyancing in Birkenshaw completed. I have checked the Land Registry site which shows that I paid £200,000 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 residence 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 concerned about third parties that I am dealing with are recommending a web based conveyancing firm rather than a local Birkenshaw conveyancing firm?
As is the case with lots of professional services, often referrals from connections can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing matter; estate agents, mortgage brokers and mortgage companies might all recommend lawyers to choose. On occasion these solicitors might be known to one of the organisations as experts in their field, but occasionally there exists a commercial relationship behind the endorsement. You are free to appoint your preferred conveyancer. However, bear in mind that many mortgage providers operate an approved list of solicitors you must use for the mortgage related work in your home move.
When it comes to leasehold conveyancing in Birkenshaw what are the most frequent lease defects?
Leasehold conveyancing in Birkenshaw is not unique. All leases are drafted differently and legal mistakes in the legal wording can result in certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:
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Service charge per centages that don't add up correctly leaving a shortfall A provision for the recovery of money spent for the benefit of another party.
You could have 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. HSBC Bank, Bank of Scotland, and Godiva Mortgages Ltd all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to pull out.
Birkenshaw Conveyancing for Leasehold Flats - Sample of Queries before buying
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What is the annual service fee and ground rent? This question is helpful as a) areas may result in problems in the block as the communal areas may start to deteriorate where maintenance are not paid for b) if the leaseholders have a dispute with the managing agents you will need to have all the details Best to be warned if window replacement or some other significant cost is pending to be shared between the tenants and will dramatically increase the the maintenance charges or require a specific invoice.
My wife and I are purchasing a 2 bedroom flat in Birkenshaw. At the point of instructing our property lawyer, we were told they were on all major UK mortgage company panels. Our financial adviser contacted us today to advise that they are not on the Coventry BS approved list. Were it to be true, what should we do? Should we simply pick a different conveyancing practitioner that is on their approved list or should we cover the costs for dual representation, with Coventry BS selecting their own approved property lawyer.
When acquiring a property with the benefit of a mortgage it is usual for the buyer’s lawyers to also represent the mortgage company. In order to act for a bank or building society a solicitor has to be on that lender's conveyancing panel. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancer has to satisfy. Some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancing practitioner should call Coventry BS to find out 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 are not legally obliged to appoint a law firm on Coventry BS'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.