We were just about to exchange contracts for a ground floor flat in Woodside. We encountered a snag. Our mortgage offer with Norwich and Peterborough Building Society expires on 5/7/2021 but the vendors are putting forward a completion date of 7/7/2021. Can one extend the mortgage offer?
The person best placed to address this issue is your solicitors who should determine whether they should be discussing with the bank, seller’s lawyers, property agents or conceivably all three given the history of your transaction as of today.
A relative advised me that in buying a property in Woodside there could be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?
There are a number of properties in Woodside which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Woodside should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
How can we know in advance if a Woodside conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Woodside getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer conducting your transaction.
I have paid off my mortgage with Virgin Money. I assume I don't need a Woodside lawyer on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I need some quick conveyancing in Woodside as I am under pressure to exchange contracts within 3 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?
If.Given you are are a cash purchaser you have the choice not to have searches carried out although no law firm would advise that you don't. Drawing on our experience of conveyancing in Woodside the following are instances of issues that can show up and therefore affect future mortgageability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
How does conveyancing in Woodside differ for newly converted properties?
Most buyers of new build or newly converted property in Woodside contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is built. This is because developers in Woodside tend to buy the land, 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 property lawyers 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 used to new build conveyancing in Woodside or who has acted in the same development.
In my capacity as executor for the will of my father I am selling a property in Cardiff but reside in Woodside. My lawyer (based 250 miles awayrequires that I sign a stat dec prior to completion. Could you suggest a conveyancing practitioner in Woodside to attest and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Woodside based
Harry (my fiance) and I may need to sub-let our Woodside garden flat for a while due to taking a sabbatical. We instructed a Woodside conveyancing practice in 2002 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Your lease governs the relationship between the freeholder and you the leaseholder; specifically, it will indicate if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Woodside do not contain strict prohibition on subletting – such a provision would undoubtedly devalue the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
I have had difficulty in seeking a lease extension in Woodside. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We can put you in touch with a Woodside conveyancing firm who can help.
An example of a Lease Extension case for a Woodside premises is Ground Floor Flat 14 Lodge Road in October 2013. the tribunal held that the price payable for the acquisition of the extended lease of the property should be £12,590 .00 This case affected 1 flat. The unexpired residue of the current lease was 69.46 years.