We were just about to sign contracts for a property in North Ockendon. We encountered a snag. Our mortgage offer with Barclays expires on 27/10/2025 but the owners are putting forward a completion date of 29/10/2025. Is it possible to prolong the mortgage offer?
The best person to deal with your issue is your conveyancer who should assess whether they better off negotiating with the lender, owner’s conveyancers, estate agents or possibly all three given the circumstances your transaction to date.
How does conveyancing in North Ockendon differ for newly converted properties?
Most buyers of new build or newly converted property in North Ockendon approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because developers in North Ockendon tend to acquire 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 conveyancers 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 used to new build conveyancing in North Ockendon or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. North Ockendon is where the house is located. Is there any guidance you can give?
Flying freeholds in North Ockendon are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in North Ockendon you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Ockendon may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am four weeks into a freehold purchase having been directed to a firm by the selling agent to perform conveyancing in North Ockendon. I am not happy. Can you help me find new lawyers?
A solicitor would have to be very poor to suggest diss instructing them. Has your mortgage been issued? In the event that it has you must make them aware of the new contact details and ensure the mortgage documents are issued to the new lawyers. Your new solicitor ideally needs to be on the mortgage company panel to avoid supplemental expenses and frustration. So that should be your first question of the new conveyancers. The search tool can help you find a bank approved conveyancer for your conveyancing in North Ockendon
Last February I purchased a leasehold property in North Ockendon. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner 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. It is an essential part 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).
Following months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in North Ockendon. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to decide the price payable.
An example of a Lease Extension decision for a North Ockendon property is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case was in relation to 1 flat. The unexpired term was 57.5 years.
Do online conveyancing organisations undertake everything a local North Ockendon solicitor does or do I still need to employ a solicitor for the final stages for my conveyancing in North Ockendon?
If you choose an online conveyancer they should cover all the work your North Ockendon conveyancer would cover.