We are a couple about to sign contracts for a leasehold flat in Teignmouth. We encountered a problem. Our mortgage offer with Norwich and Peterborough Building Society expires on 19/7/2023 but the vendors are suggesting a completion date of 21/7/2023. Can one extend the loan offer?
The best person to deal with your issue is your lawyer who will hopefully calculate if they corresponding with the lender, owner’s conveyancers, property agents or possibly all parties given the circumstances your conveyancing to date.
Can you point me to a directory of Yorkshire BS panel solicitors in Teignmouth on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings available over the internet. Where you are looking for a Teignmouth lawyer on the Yorkshire BS please use our tool.
Is it the case that all Teignmouth solicitor practices on the Santander conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Santander conveyancing panel they would need to be governed by the SRA. Some banks do permit licenced conveyancers on their panel and in that case the practice would be regulated by the CLC.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Teignmouth solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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 property lawyer 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 Teignmouth postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Teignmouth.
Should commercial conveyancing searches reveal planned roadworks that may affect a commercial premises in Teignmouth?
Many commercial conveyancing solicitors in Teignmouth will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Teignmouth. 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 Teignmouth.
For every commercial conveyancing transaction in Teignmouth it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Teignmouth commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Teignmouth.
I'm purchasing a new build house in Teignmouth with a loan from The Mortgage Works. The sellers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not reveal to my solicitor about the side-deal as it may adversely affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Teignmouth is where the house is located. Can you shed any light on this issue?
Flying freeholds in Teignmouth are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Teignmouth you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Teignmouth may decide 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.
Is there anything unique about your site and alternative online quote calculators for conveyancing in Teignmouth?
At this site obtain a conveyancing quote from a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Teignmouth. As opposed to estate agents and many comparison sites we do not have referral arrangements with solicitors. A large number of agents and online brokers 'recommend' solicitors that pays the highest commission, not the best value conveyancing in Teignmouth