We were just about to exchange contracts for a garden flat in Garstang. We encountered a snag. Our mortgage offer with Godiva Mortgages Ltd expires on 5/3/2025 but the vendors are putting forward a completion date of 7/3/2025. Is it possible to prolong the mortgage expiry date?
The best person to address this issue is your lawyer who is in a position to calculate whether they better off negotiating with the mortgage company, vendor’s representatives, selling agents or conceivably all parties based on what has gone on in your conveyancing as of today.
Can your site be used to find a Conveyancing solicitor in Garstang even if I’m not buying or selling a house, for example if I intend to buy an office in Garstang with a loan from Platform Home Loans Ltd?
The service is primarily used to help choose domestic conveyancing solicitors in Garstang but we have recorded towards the bottom of this page a selection of Garstang commercial conveyancing firms. You should enquire with the firm directly to see if they can also act for Platform Home Loans Ltd
We are downsizing from our property in Garstang and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing firm as opposed to a conveyancing solicitor in Garstang. Having lived in Garstang for many years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification need.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
It has been 4 months since my purchase conveyancing in Garstang concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
My husband and I are novice buyers - had an offer accepted, yet the property agent informed us that the vendor will only proceed if we use their recommended lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local conveyancer who is familiar with conveyancing in Garstang
We suspect that the owner is not behind this ultimatum. If they want ‘a quick sale', turning down a serious purchaser is going to damage their objectives. Contact the vendors directly and make the point that (a)you are serious buyers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred Garstang conveyancing firm - not the ones that will earn the negotiator at the agency a referral fee or meet his conveyancing figures set by head office.
What are the frequently found problems that you witness in leases for Garstang properties?
Leasehold conveyancing in Garstang is not unique. All leases are unique and drafting errors can sometimes mean that certain clauses are wrong. The following missing provisions could result in a defective lease:
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Clauses dealing with recovering service charges for expenditure on the building or common parts. A provision to repair to or maintain parts of the property
You may encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Norwich and Peterborough Building Society, and Alliance & Leicester 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 is defective they may refuse to provide security, forcing the purchaser to withdraw.
Garstang Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing
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Are there any major works in the near future that could increase the service charges? Please note if it is no more than eighty years it will impact the value of the flat. Check with your bank that they are happy with remaining years on the lease. A short lease means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this would cost. Remember, in most cases you would be required to have been the owner of the residence for 24 months before you are legally able to extend the lease. Best to be warned if a new roof is being put on or some other significant cost is coming up to be shared by the leasehold owners and will materially impact the level of the service fees or result in a specific invoice.