We were just about to sign contracts for a property in Waddon. We have hit a stumbling block. Our loan offer with Lloyds TSB Bank runs out on 16/10/2025 but the vendors are putting forward a completion date of 20/10/2025. Can one extend the mortgage expiry date?
The best person to address this question is your conveyancer who is in a position to calculate whether he or she is corresponding with the lender, owner’s representatives, estate agents or conceivably all parties given the history of your transaction as of today.
My uncle passed away last year and as sole heir and executor I was left the property in Waddon. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this allowed?
Given you plan to refinance then Co-operative will require that you use a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.
We had instructed conveyancers based in Waddon on the Virgin Money solicitor approved list. They are now charging me an additional charge for handling the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancer can charge a fee for this. The charge is not dictated by Virgin Money but by your Waddon conveyancing practitioner. Numerous firms on the Virgin Money panel will levy an ‘acting for lender’ fee but many practices include it on their overall fee.
I can not work out if my bank requires a lease extension. I have called into my local Waddon bank branch on various occasions and was told it does not affect the mortgage offer and they would lend. My Waddon conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they would not lend in accordance with their specific requirements. I have no idea who is right.
Provided that the conveyancer is on the lender approved list, they must follow the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I had an offer accepted on a property in Waddon on 9/7/2025, valuation was booked five days later, all came back fine. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Virgin Money and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Virgin Money conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Waddon differ for newly converted properties?
Most buyers of new build or newly converted property in Waddon contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because new home sellers in Waddon tend to buy 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 Waddon or who has acted in the same development.
Taking into account that I will soon spend over three hundred thousand on a two bedroom apartment in Waddon I would like to talk to a conveyancer about myhouse move before instructing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be conducting your conveyancing in Waddon.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter reference. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Waddon should be the amount on the final invoice that you end up paying.
My brother-in-law has suggested I instruct a conveyancing solicitor in Waddon. I I would like to check if they are listed on the lender's approved list of lawyers. Could you or the bank confirm if they are on the panel?
One option is to phone your conveyancer to enquire if they are on the bank's approved list. Alternatively please get in touch with us and we can make some checks for you. Should the firm not be on the bank panel we we can help find a specialist conveyancing solicitor in Waddon on the approved list for your lender.