We were just about to sign contracts for a ground floor flat in Huyton. We have hit a stumbling block. The loan offer with Godiva Mortgages Ltd expires on 17/8/2026 but the sellers are suggesting a completion date of 19/8/2026. Is it possible to prolong the mortgage offer?
The person best placed to deal with your question is your conveyancer who will assess if they should be discussing with the mortgage broker, seller’s representatives, estate agents or possibly all three taking into account the history of your transaction to date.
I am selling our property in Huyton and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the buyers are using a factory type conveyancing outfit as opposed to a conveyancing solicitor in Huyton. We have lived in Huyton for six years we know of no issue. Do we get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You need to enquire of 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 ailment)
The estate agent has sent us the confirmation of our purchase of a new build flat in Huyton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Huyton
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Due to the advice of my in-laws I had a survey completed on a house in Huyton ahead of instructing conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies may refuse to give a mortgage on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Huyton. Conveyancing may be slightly more expensive based on your lender's requirements.
We're FTB’s - agreed a price, yet the property agent has warned us that the vendor will only proceed if we appoint their preferred solicitors as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer who is accustomed to conveyancing in Huyton
We suspect that the owner is not behind this ultimatum. If they desire ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Speak to the vendors direct and make the point that (a)you are genuine purchasers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you are going to appoint your own,trusted Huyton conveyancing solicitors - not the ones that will earn their negotiator at the agency a commission or achieve conveyancing figures demanded by corporate headquarters.
I've recently bought a leasehold flat in Huyton. Do I have any liability for service charges relating to a period prior to my ownership?
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 be sure 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).
Leasehold Conveyancing in Huyton - A selection of Queries Prior to buying
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Are there any major works in the planning that could increase the service charges? It would be sensible to discover if the the lease contains any onerous restrictions in the lease. For instance some leases prohibit pets being allowed in certain buildings in Huyton. If you like the propertyin Huyton however your dog can’t move with you then you will be presented with a hard compromise. It would be wise to discover as much as possible regarding the managing agents as they can either make life much easier or a lot more difficult. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to day to day issues like the tidiness of the communal areas. Enquire of other people what they think of them. On a final note, investigate as to the dates that the service fees are due to the relevant party and specifically what it includes.