We were just about to exchange contracts for a freehold house in Burton Latimer. We encountered a snag. The mortgage offer with Bank of Scotland expires on 19/3/2026 but the owners are insisting on a completion date of 23/3/2026. Can one extend the mortgage offer?
The best person to address this issue is your conveyancer who will hopefully calculate if he or she is better off negotiating with the bank, seller’s conveyancers, property agents or possibly all parties given the circumstances your conveyancing to date.
I am the only recipient of my late father’s will and I have everything in my name alone, including the house in Burton Latimer. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the house. I do know about the CML 6 month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the property in December. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. many lenders would take a practical view as this obligation is chiefly there to capture the purchase and immediately sell or the flipping of properties.
I have paid off my mortgage with Nationwide. I assume I don't need a Burton Latimer property lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I am selling my flat. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being pedantic. The Burton Latimer solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Should my conveyancer be raising questions about flooding during the conveyancing in Burton Latimer.
Flooding is a growing risk for solicitors conducting conveyancing in Burton Latimer. There are those who acquire a property in Burton Latimer, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, however there are a number of checks that may be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Burton Latimer. The conventional set of completed inquiry forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to find out if the premises has suffered from flooding. If flooding has previously occurred and is not notified by the seller, then a buyer could issue a legal claim for losses as a result of such an misleading response. A buyer’s lawyers will also carry out an enviro search. This should disclose if there is any known flood risk. If so, additional investigations should be carried out.
I am buying a new build apartment in Burton Latimer. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Burton Latimer
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There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I am looking for a conveyancing lawyer in Burton Latimer for my home move. Is there any facility to see a solicitor's record with the profession’s regulator?
You may find published Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The SRA may monitor telephone calls for training purposes.
Having checked my lease I have discovered that there are only 62 years unexpired on my flat in Burton Latimer. I need to get lease extension but my freeholder is missing. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to prove that you have made all reasonable attempts to locate the freeholder. For most situations an enquiry agent should be helpful to carry out a search and to produce an expert document which can be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s absence and the application to the County Court overseeing Burton Latimer.
I am the registered owner of a 1 bedroom flat in Burton Latimer, conveyancing formalities finalised April 2001. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Burton Latimer with a long lease are worth £201,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2090
With just 64 years left to run we estimate the premium for your lease extension to be between £14,300 and £16,400 plus legals.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.