We were just about to exchange contracts for a semi detached house in Ripon. We have hit a problem. Our loan offer with TSB expires on 19/5/2025 but the vendors are putting forward a completion date of 21/5/2025. Can one prolong the mortgage offer?
The best person to deal with your concern is your conveyancer who will hopefully calculate whether he or she is should be discussing with the lender, owner’s conveyancers, property agents or possibly all three taking into account the circumstances your house move to date.
When can the exchange of contracts take place for purchase conveyancing in Ripon and am I required to attend the solicitors branch?
If you are local to our conveyancing solicitors in Ripon you are invited in to sign the paperwork. That being said, the law practices we recommend offer countrywide coverage for conveyancing and provide just as diligent and professional a job for you when communicating with you digitally. The executing of the purchase agreement is not the important part. A signed contract is just a prerequisite for the solicitor to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Ripon)to be in the office at the appropriate time.
Last month we had a mortgage agreed in principle with Santander. Ripon conveyancing practitioners have been chosen. How long does it take for Santander to send the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Santander done the survey? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Ripon solicitor on the Barclays panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Ripon bank branch on a couple of occasions and was reassured it wasn't a problem and they will lend. My Ripon conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they will not lend in accordance with their published requirements. Who do I believe?
Provided that the lawyer is on the bank panel, she or he must adhere to the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Should commercial conveyancing searches disclose proposed roadworks that could affect a commercial land in Ripon?
Many commercial conveyancing solicitors in Ripon will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Ripon. The search result 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 Ripon.
For every commercial conveyancing transaction in Ripon it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Ripon commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Ripon.
I have recentlybeen informed that Wolstenholmes have closed. They carried out my conveyancing in Ripon for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is registered correctly in the name of the previous owner?
The quickest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ripon conveyancing specialists.
My folks are unable to locate their Ripon property on the HM Land Registry website. They have a vague recollection back in the 70’s when they bought the property there were complications concerning the address not being recognised in some systems.
Almost all properties in Ripon should show up. Have you endevoured to search to just the postcode. Ordinarily it should disclose all the properties within the postcode. Where recorded it will be there with a title number. Where they bought fifty years ago it's conceivable it may be not yet registered. The address might still be revealed but with the title number shown 'na'. In this scenario you will need to locate the original title papers which may be with your parent’s mortgage company.