We were just about to exchange contracts for a property in Birmingham. We encountered a problem. Our mortgage offer with The Mortgage Works runs out on 6/7/2026 but the sellers are insisting on a completion date of 8/7/2026. Is it possible to prolong the loan expiry date?
The best person to address this question is your solicitors who will calculate if they better off negotiating with the bank, owner’s solicitors, estate agents or indeed all parties taking into account the history of your house move as of today.
My bid for a property was accepted at auction in Birmingham. Conveyancing is necessary. What is next?
Given that you are now to all intents and purposes signed on the dotted line you should appoint a conveyancing solicitor as a matter of urgency as you will have a tight a drop dead date to complete the transaction. All auction property should have an associated legal pack. This will likely include evidence of title and search results. If you have purchased leasehold premises the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You should pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in order to complete on the on the contractual date .
My wife and I have organised the release of further monies on our home loan from Principality as we wish to conduct improvements to our property in Birmingham. Are we obliged to appoint a nearby Birmingham solicitor on the Principality conveyancing panel to deal with the legals?
Principality would not normally require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality list.
I have paid off my mortgage with HSBC. I assume I don't need a Birmingham conveyancing practitioner on the HSBC panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I'm purchasing a new build house in Birmingham benefiting from help to buy. The sellers refused to move on the amount so I negotiated 6k of extras instead. The property agent advised me not reveal to my conveyancer about the extras as it may affect my loan with Godiva Mortgages Ltd. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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 instruct a conveyancing solicitor for freehold conveyancing in Birmingham. I happened to stumble across a web site which seems to have the ideal answer If it is possible to get all the legals done via web that would be ideal. Do I need to be concerned? What are the potential pitfalls?
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?
What makes a Birmingham lease problematic?
There is nothing unique about leasehold conveyancing in Birmingham. All leases are individual and legal mistakes in the legal wording can result in certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:
-
A duty to insure the building Service charge per centages that don't add up correctly leaving a shortfall
A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , Barnsley Building Society, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to pull out.
I purchased a 1 bedroom flat in Birmingham, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Birmingham with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 2088
With only 62 years left to run we estimate the premium for your lease extension to be between £17,100 and £19,800 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.
At what point do I pay stamp duty payable for my Birmingham flat purchase?
The majority of property lawyers tend to complete a Land Transaction Return Form for you as part of your Birmingham purchase transaction for signature. After completion your lawyer will submit the STL application to the Tax Authorities and - as long as they have the money - settle any land tax due on your behalf.