We were just about to exchange contracts for a property in Exminster. We encountered a problem. The mortgage offer with The Mortgage Works runs out on 18/6/2021 but the vendors are suggesting a completion date of 22/6/2021. Can one extend the mortgage offer?
The person best placed to address this concern is your solicitors who will hopefully calculate if he or she is corresponding with the mortgage broker, vendor’s lawyers, estate agents or conceivably all three based on what has gone on in your conveyancing to date.
We are purchasing a property and need a conveyancing solicitor in Exminster who is on the Kent Reliance approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Exminster.
My Conveyancer in Exminster is not listed on the Coventry Building Society Solicitor Panel. Can I still continue with my prefered solicitor even though they are excluded from the Coventry Building Society panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your existing Exminster lawyers but Coventry Building Society will need to use a conveyancer on their list of acceptable firms. This will inevitably rack up the total legal charges as well as cause delays.
- Choose an alternative lawyer to to deal with the conveyancing, remembering to check they are on the Coventry Building Society panel
Have just purchased a repossessed house at auction in Exminster. Conveyancing is needed. What happens now?
Given that you are now to all intents and purposes signed on the dotted line you should find a conveyancing solicitor as a matter of urgency as you are facing a fast approaching deadline in which to complete the conveyancing. Every auction property will ordinarily have a bespoke legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You should pass this on to the solicitor working for you as soon as possible. You also need to ensure that that you have the requisite funding in order to complete on the date specified in the contract.
When it comes to mortgage companies such as Yorkshire BS, do Exminster conveyancers incur a fee to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
It is not clear whether my mortgage offer requires a lease extension. I have called my Exminster building society branch on various occasions and was told it wasn't an issue and they will lend. My Exminster conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?
Provided that the conveyancer is on the mortgage company panel, she or he must adhere to the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Have purchased a a semi-detached house in Exminster , how long should it take for the Land Registry to deal with the formalities evidencing my title? My Exminster conveyancing solicitor works at snail pace, so I want to be sure the post completion formalities are dealt with.
There is nothing unique when it comes to conveyancing in Exminster registration formalities. As opposed to being determined by geographic area, timescales can vary depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any other persons or bodies. As of today approximately 80% of such applications are fully addressed in less than three weeks but some can be subject to extensive delays. Registration is effected once the buyer has moved in to the premises thus 'speed' is not usually an essential issue but where there is a degree of urgency associated with the registration then you or your conveyancer must contact the land registry and explain the circumstances.
My boyfriend is purchasing a basement flat in Exminster. He has received an estimate by the lawyer connected to the estate agents totaling £1156 . It was eight years ago I sold and purchased a house and the fee was £450. Have charges really gone up that much?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Exminster searches, land registry fees, etc)