We were just about to sign contracts for a leasehold flat in Kirkstall. We encountered a problem. The loan offer with Bank of Scotland expires on 13/8/2025 but the sellers are suggesting a completion date of 15/8/2025. Can one prolong the loan expiry date?
The person best placed to address this question is your lawyer who will hopefully assess whether they better off negotiating with the lender, seller’s solicitors, selling agents or possibly all parties taking into account the history of your house move to date.
I am due to move property in August. Should my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you recommend a removal company in Kirkstall. Conveyancing solicitor was chosen prior to coming across this website.
On the afternoon of completion you can pick up the house keys from the property agent but this should only occur once the vendors lawyers advise the agent that the monies to complete are in and the keys can be handed over. You can inform the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can help you locate a conveyancing in Kirkstall or a legal practice with expertise in conveyancing in Kirkstall.
I am being told by my conveyancer that breach of easement insurance is necessary on my purchase. What is the level of cover for Kirkstall conveyancing?
The right level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
After shopping around on the internet I have found a Kirkstall solicitor having checked that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Kirkstall postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Kirkstall.
I need some expedited conveyancing in Kirkstall as I am under a deadline to complete in less than one month. Fortunately I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you have the choice not to do searches although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Kirkstall the following are instances of what can be revealed and adversely impact future mortgageability: Enforcement Notices, Outstanding Charges, Overdue Grants, Unadopted Roads,...
How does conveyancing in Kirkstall differ for new build properties?
Most buyers of new build premises in Kirkstall come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is completed. This is because builders in Kirkstall usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Kirkstall or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a house in Kirkstall ahead of appointing conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies may refuse to issue a mortgage on this type of home.
It varies from the lender to lender. Santander has different requirements from Nationwide. If you call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Kirkstall. Conveyancing will be smoother if you use a solicitor in Kirkstall especially if they regularly deal with such properties in Kirkstall.
Is it best to go with a Kirkstall conveyancing solicitor based in the vicinity that I am buying? An old friend can handle the legal work however they are based over three hundred miles away.
The primary upside of using a local Kirkstall conveyancing practice is that you can pop in to execute paperwork, present your ID and pester them where appropriate. Having local Kirkstall know how is a plus. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and in the main were impressed that should trump using an unfamiliar Kirkstall conveyancing solicitor just because they are round the corner.