We are a couple about to exchange contracts for a semi detached house in Sidmouth. We have hit a snag. The loan offer with Yorkshire Building Society runs out on 3/7/2025 but the vendors are suggesting a completion date of 7/7/2025. Can one extend the mortgage offer?
The best person to address this issue is your lawyer who should calculate whether he or she is corresponding with the lender, vendor’s representatives, selling agents or conceivably all parties taking into account the history of your transaction as of today.
We see that you have a post code search directory listing firms on the Aldermore conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Sidmouth?
We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Sidmouth.
I am assisting my mother sell her flat in Sidmouth. Does the conveyancing solicitor arrange an energy assessment or do I organise this?
Following the demise of Home Information Packs, EPC’s was retained a mandatory part of moving house. An energy assessment must be commissioned prior to the property being advertised. This is not a task that solicitors normally arrange. Where you are using a Sidmouth conveyancing practitioner they might help arrange energy assessments due to their contacts with long established Sidmouth assessors
We had selected conveyancers based in Sidmouth on the Bank of Ireland solicitor panel. They have just invoiced me an additional charge for dealing with the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. This charge is not set by Bank of Ireland but by your Sidmouth lawyer. Some firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Sidmouth solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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 conveyancing practitioner 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 Sidmouth postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Sidmouth.
Just had an offer accepted on a new build apartment in Sidmouth. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Sidmouth
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Sidmouth is the location of the property. Is there any advice you can impart?
Flying freeholds in Sidmouth are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sidmouth you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sidmouth may ascertain 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 property.
Expecting to exchange soon on a studio apartment in Sidmouth. Conveyancing lawyers have said that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Sidmouth should include some of the following:
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Details of the parties to the lease, for example these could be the (you), head lessor, landlord You should know if the lease allows you to add or upgrade anything in the premises- you should know whether it applies to all alterations or just structural alteration, and whether permission is mandated necessary What options are open to you if a neighbour is in violation of a provision in their lease? You need to be advised what is to be regarded as a Nuisance as far as the lease is concerned
I bought a 1 bedroom flat in Sidmouth, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Sidmouth with over 90 years remaining are worth £211,000. The ground rent is £45 charged once a year. The lease runs out on 21st October 2092
With only 67 years left to run the likely cost is going to be between £10,500 and £12,000 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.