We were just about to sign contracts for a garden flat in Erith. We encountered a snag. Our mortgage offer with Birmingham Midshires runs out on 27/11/2020 but the sellers are suggesting a completion date of 1/12/2020. Is it possible to extend the loan offer?
The best person to deal with your concern is your lawyer who should assess if they corresponding with the lender, vendor’s conveyancers, selling agents or indeed all parties based on the circumstances your transaction as of today.
I have an AIP. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to instruct a Erith based conveyancing firm?
Do check but the chances are that allocate you one of their panel conveyancers where you accept the "fee-free" offer. Call the mortgage company and explore if they make available a cash alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Erith.
We are buying a terrace house in Erith. We would like to an extension at the rear at the house.Will the conveyancing process involve enquiries to see if these alterations are prohibited?
Your property lawyer should check the deeds as conveyancing in Erith will sometimes reveal restrictions in the title deeds which restrict categories of works or necessitated the permission of a 3rd party. Many extensions need local authority planning permissions and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
Are all Erith Conveyancing Quality Solicitors on the Barclays conveyancing list of approved practices?
Some major banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
My partner and I are spending time looking at houses in Erith and I am now considering a potential offer. Should I already have a solicitor appointed at this point? I will be getting a mortgage with Aldermore.
It would be prudent to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are seeking a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.
I'm remortgaging my primary home to a BTL loan with Barclays Direct and intend to use the remaining equity as a deposit on another house. The area we are talking about is Erith. Will your conveyancers be able to act for the two mortgage companies and link together the two deals?
Make use of our comparison tool on this site to be sure that the lawyers are on the appropriate lender panels. On the basis that they are the lawyer will be able to simultaneously deal with the two transactions but you should have a chat with you conveyancer and make apparent your expectations and requirements.
We're first time buyers - had an offer accepted, yet the agent has warned us that the vendor will only proceed if we instruct the agent's chosen lawyers as they want an ‘expedited deal’. We would rather use a local solicitor used to conveyancing in Erith
It is highly unlikely the owners are driving this. If they require ‘a quick sale', turning down a serious buyer is not the way to achieve this. Speak to the owners direct and explain that (a)you are serious purchasers (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you will continue to appoint your preferred Erith conveyancing solicitors - not the ones that will provide their negotiator at the agency a kickback or achieve conveyancing figures set by HQ.
Last March I purchased a leasehold flat in Erith. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have given up trying to purchase the freehold in Erith. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing landlord or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the sum to be paid.
An example of a Lease Extension decision for a Erith flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired term was 76 years.