We were just about to exchange contracts for a garden flat in Roundhay. We encountered a problem. Our mortgage offer with Norwich and Peterborough Building Society expires on 11/6/2024 but the vendors are putting forward a completion date of 13/6/2024. Is it possible to prolong the mortgage expiry date?
The best person to address this issue is your lawyer who will hopefully determine if he or she is should be discussing with the bank, owner’s solicitors, selling agents or indeed all parties given the circumstances your house move to date.
My mortgage company has suggested a law firm on their panel based in Roundhay but I would rather instruct a conveyancing lawyer in Roundhay or nearer to where I live. Are you able to assist?
Far from all Roundhay conveyancing practitioners are on all lender’s conveyancing panel. Use our search tool to locate a Roundhay conveyancing firm on the on the bank panel.
We are purchasing a house in Roundhay. It might be a silly question but how we can trust a solicitor? At some point we have to send funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My aunt informed me that in buying a property in Roundhay there could be a number of restrictions limiting what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in Roundhay which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Roundhay should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I was told two weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Roundhay is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
My wife and I are close to exchanging contracts on the sale of our home in Roundhay and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers used a web based conveyancing firm rather than a conveyancing solicitor in Roundhay. We have lived in Roundhay for 4 years we know of no issue. Do we contact our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing firm already. What do they say? You need to check with 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)
I'm purchasing a new build house in Roundhay with the aid of help to buy. The sellers would not reduce the amount so I negotiated £7000 of extras instead. The sale representative told me not disclose to my solicitor about this extras as it could adversely affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I am considering instructing a web based conveyancing practitioner rather than a Roundhay conveyancing practice. Am I making a mistake?
Advantages do exist in having the option visit a local Roundhay conveyancing solicitor for example
- signing papers and and when necessary
- often being able to see someone face-to-face can make a significant difference, particularly for more complex house moves
- the ability to complain if matters need to addressed
When analysing quotes, look carefully for hidden extras. The majority decent Roundhay high street solicitors give an all-inclusive price. Often online agents seem to offer low cost prices, but have burried 'extras' in the fine print.