We are a couple about to exchange contracts for a freehold house in Caergwrle. We have hit a problem. The loan offer with HSBC Bank expires on 9/12/2025 but the vendors are insisting on a completion date of 11/12/2025. Can one extend the loan offer?

The best person to deal with your question is your conveyancer who should calculate if they better off negotiating with the mortgage broker, owner’s solicitors, selling agents or indeed all three based on what has happend in your house move as of today.

Do the Building Society Association intend to launch a searchable register to list solicitors on the Melton Mowbray Building Society conveyancing panel for example in Caergwrle?

We have not been informed any plans on the part of the BSA to develop such a register.

What is the difference between a licensed conveyancer and conveyancing solicitor in Caergwrle

Two types of professional can conduct conveyancing in Caergwrle namely licenced conveyancers or solicitors. The two can handle the legal services that you need to complete the sale or acquisition of property. They are both obliged to execute Caergwrle conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally conducted and that the necessary procedures will be appropriately adhered to.

I was told two weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in Caergwrle is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their PI Insurance.

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 Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.

I have finally had an offer on a flat in Caergwrle accepted, but there is a chain. The sellers have put an offer on a flat, but it’s not yet agreed to, and are looking at other flats booked. I have chosen a high street conveyancing solicitor in Caergwrle. What do I do now? At what point do I apply for the mortgage with UBS?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then valuation, Caergwrle conveyancing search fees, etc). The first thing to do is ensure that your property lawyer is on the UBS conveyancing panel. As to the subsequent phase this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. In a hot market the majority of purchasers would apply for a home loan with UBS and arrange for the valuation and only if it comes back ok would they request their solicitor to proceed with the conveyancing in Caergwrle.

I got the keys to my home on 10 March and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Caergwrle advises it will be dealt with in less than a month. Are transfers in Caergwrle particularly slow to register?

There is nothing unique about conveyancing in Caergwrle registration formalities. As opposed to being determined by geographic area, timeframes can adjust subject to who lodges the application, whether it is in order and whether the Land registry have to notify any interested parties. As of today approximately 80% of such applications are fully dealt with within two weeks but occasionally there can be extensive hold-ups. Registration takes place once the purchaser has moved in to the property so 'speed' is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.

I am buying my first flat in Caergwrle with the aid of help to buy. The developers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not reveal to my solicitor about this side-deal as it could adversely affect my loan with Aldermore. 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.