I plan on purchasing a leasehold flat in East Cowes. My Solicitor has never been on on the mortgage company conveyancing list. Can I still use my East Cowes conveyancing solicitor notwithstanding that they are not on the mortgage company approved list?
One must use a solicitor to deal with the legal work required if you take out a mortgage to purchase your property. The property lawyer will carry out all the relevant due diligence on the property, make sure that you’re registered as proprietor and ensure that all the necessary mortgage paperwork is dealt with. One may appoint a East Cowes conveyancing practitioner of your choosing. However, where the solicitor appointed is not a member of the bank conveyancing panel supplemental fees will arise as separate legal representation will be need by the mortgage company. Lender panel applications may be submitted, so if your conveyancer has not historically sought membership they should take the chance to apply.
We were just about to sign contracts for a semi detached house in East Cowes. We encountered a problem. Our mortgage offer with The Mortgage Works runs out on 23/6/2025 but the vendors are putting forward a completion date of 25/6/2025. Is it possible to extend the loan offer?
The person best placed to deal with your issue is your solicitors who will determine if he or she is better off negotiating with the mortgage company, seller’s conveyancers, selling agents or conceivably all three taking into account the circumstances your transaction as of today.
I am about to put an offer on a leasehold property in East Cowes. The property agents tell me that it is usual for flats in East Cowes to have less than 75 years remaining. I am getting a mortgage with Bank of Ireland. Will the property be mortgageable given that the lease has 70 years left.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 23/4/2025 the requirements read as follows :
How does conveyancing in East Cowes differ for newly converted properties?
Most buyers of new build property in East Cowes approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is completed. This is because developers in East Cowes usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in East Cowes or who has acted in the same development.
I am attracted to a two maisonettes in East Cowes which have in the region of forty five years left on the lease term. Should I regard a short lease as a deal breaker?
A lease is a legal document that entitles you to use the property for a prescribed time frame. As the lease shortens the value of the lease deteriorates and it becomes more expensive to acquire a lease extension. This is why it is advisable to extend the lease term. Sometimes it is difficulties arise selling premises with a short lease because mortgage companies may be reluctant to lend money on properties of this type. Lease enfranchisement can be a protracted process. We advise that you seek professional assistance from a solicitor and surveyor with experience in this arena.
I am the registered owner of a 1 bedroom flat in East Cowes, conveyancing formalities finalised July 2006. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in East Cowes with over 90 years remaining are worth £185,000. The ground rent is £65 invoiced every year. The lease expires on 21st October 2085
With only 60 years left to run we estimate the premium for your lease extension to range between £20,000 and £23,000 plus professional fees.
The suggested premium range that we have given is 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 this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
My husband and I are purchasing a garden flat in East Cowes. At the time of instructing our conveyancer, we were told they were on all mainstream mortgage company panels. The financial adviser contacted us just now to say that they don't seem to be on the Leeds Building Society approved list. Should that be true, what should we do? Do we just find a new property lawyer that is on their approved list or do we pay for dual representation, with Leeds Building Society appointing their own preferred lawyer.
If you are buying a property requiring a mortgage it is standard for the purchaser’s lawyers to also act for the purchaser's lender. 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 conditions which the solicitor has to fulfill. Some lenders now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancer should contact Leeds Building Society to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Leeds Building Society's conveyancing panel as you are at liberty to use your preferred East Cowes lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.