We were just about to exchange contracts for a leasehold flat in Saxmundham. We have hit a stumbling block. Our loan offer with Clydesdale runs out on 13/8/2025 but the sellers are suggesting a completion date of 15/8/2025. Can one prolong the loan expiry date?
The best person to deal with your issue is your conveyancer who will hopefully determine whether he or she is should be discussing with the mortgage broker, vendor’s representatives, property agents or indeed all three taking into account what has happend in your house move to date.
My bank has recommended a law firm on their panel based in Saxmundham but I would rather choose a conveyancing lawyer in Saxmundham or nearer to where I live. Are you able to help?
Not all Saxmundham conveyancing practitioners are on all banks conveyancing panel. Do make use of the above find an approved solicitor tool to choose a Saxmundham conveyancing conveyancer on the on the bank panel.
I moved into my home on 14 May and the transaction details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Saxmundham said it will be formalised in a couple of weeks. Are transfers in Saxmundham particularly slow to register?
There is nothing unique when it comes to conveyancing in Saxmundham registration formalities. As opposed to being determined by geographic area, timescales can vary according to who lodges the application, whether there are errors and whether the Land registry need to notify any other parties. At present approximately three quarters of such applications are fully addressed within two weeks but occasionally there can be extensive hold-ups. Registration occurs once the new owner is living at the premises thus registration formalities is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer can contact the land registry and explain the circumstances.
How does conveyancing in Saxmundham differ for new build properties?
Most buyers of new build property in Saxmundham approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is completed. This is because house builders in Saxmundham typically acquire the site, 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 accustomed to new build conveyancing in Saxmundham or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Saxmundham is the location of the property. Can you offer any guidance?
Flying freeholds in Saxmundham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Saxmundham you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Saxmundham 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.
Should one remove a deceased person's details from the title register for a property in Saxmundham?
Where a Saxmundham property is co-owned and one of the owners dies, the name will not automatically be removed from the title deeds. You are not required to remove their name as in the event of a disposal you would simply be required to supply proof why the other proprietor is missing from the transfer, usually this is in the form of a grant of probate.
With a view to making the sale conveyancing more straight forward in the future you can arrange to have the deceased party removed from the title entries by submitting an application to HM Land Registry with evidence of the death. There is no fee from the Registry for this service.