We are a couple about to sign contracts for a garden flat in Ruabon. We have hit a stumbling block. The mortgage offer with The Mortgage Works expires on 11/8/2025 but the owners are suggesting a completion date of 13/8/2025. Is it possible to extend the loan offer?
The person best placed to deal with your concern is your conveyancer who should calculate if he or she is corresponding with the mortgage company, vendor’s representatives, property agents or possibly all three taking into account the circumstances your house move to date.
Completed the sale of my flat in Ruabon last May but our buyer keeps texting daily to say their lawyer needs to hear from myconveyancer. What are the post completion sale formalities now that I have sold?
Following your house sale your conveyancer is committed to forward the transfer deeds and all supplemental paperwork to the buyer’s lawyers. Where appropriate, your solicitor should also evidence that the mortgage has been paid off to the buyers solicitors. There is unlikely to be post completion steps just for conveyancing in Ruabon.
My uncle advised me that in buying a property in Ruabon there may be various restrictions as to what one can do in terms of external changes to the property. Is this right?
There are a number of properties in Ruabon which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Ruabon should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We expect to receive a DIP from Lloyds this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Ruabon solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Ruabon solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I have instructed a Ruabon lawyer having made sure that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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 solicitor 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 Ruabon postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Ruabon.
I used Arc property Solicitors a few years past for my conveyancing in Ruabon. Now, I need my documents but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ruabon of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing a new build house in Ruabon with a loan from Skipton Building Society. The sellers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not inform my conveyancer about this side-deal as it will adversely affect my loan with Skipton Building Society. Is this normal?.
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 a sole trader planning to lease a unit on the high street. Can you recommend lawyers offering no-sale-no charges for commercial conveyancing in Ruabon for under 2k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Ruabon, including the disposal and acquisition of businesses as well as simply premises. Whether you are intending to purchase or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right lawyer. Regarding the fees this will depend on the structure and complexity of the deal. Please provide us with your contact information or telephone so as to enable us to provide you with comprehensive commercial conveyancing calculation.