We were just about to exchange contracts for a leasehold flat in Halkyn. We have hit a problem. The loan offer with Aldermore runs out on 10/10/2022 but the owners are insisting on a completion date of 12/10/2022. Is it possible to prolong the loan offer?
The best person to address this issue is your solicitors who should assess whether they should be discussing with the mortgage company, owner’s lawyers, estate agents or possibly all three taking into account what has happend in your house move to date.
We are purchasing a 4 bedroom semi-detached house in Halkyn. The intention is to convert the garage to a playroom at the house.Will the conveyancing process involve checks to determine if these alterations are allowed?
Your solicitor should review the registered title as conveyancing in Halkyn can sometimes reveal restrictions in the title deeds which prohibit categories of works or necessitated the consent of a 3rd party. Many works need local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
We expect to receive a DIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Halkyn solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Halkyn solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
The formalities of my purchase has taken place for my property in Halkyn. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial land in Halkyn?
Many commercial conveyancing solicitors in Halkyn will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Halkyn. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Halkyn.
For every commercial conveyancing transaction in Halkyn it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Halkyn commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Halkyn.
I'm purchasing my first flat in Halkyn benefiting from help to buy. The sellers would not budge the price so I negotiated five thousand pounds worth of extras instead. The estate agent told me not disclose to my solicitor about the side-deal as it could adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the input of my in-laws I had a survey completed on a property in Halkyn prior to appointing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some lenders tend not give a loan on this type of property.
It depends who your proposed lender is. Santander has different instructions from Halifax. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Halkyn. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Halkyn to see if the conveyancing will be more expensive.
We're new on the property ladder - had an offer accepted, but the property agent has warned us that the owners will only proceed if we instruct the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. We would rather use a family solicitor who is accustomed to conveyancing in Halkyn
It is improbable the vendors are driving this. If they require ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred Halkyn conveyancing solicitors - not the ones that will give the negotiator at the agency a kickback or meet his conveyancing figures demanded by corporate headquarters.