We were just about to sign contracts for a ground floor flat in Caergwrle. We have hit a snag. Our loan offer with Britannia expires on 30/1/2019 but the vendors are putting forward a completion date of 1/2/2019. Is it possible to extend the mortgage offer?
The best person to address this issue is your conveyancer who will calculate if they corresponding with the lender, vendor’s representatives, estate agents or conceivably all parties taking into account what has happend in your transaction as of today.
My bid for a property was accepted at auction in Caergwrle. Conveyancing is required. What is next?
Given that you have now to all intents and purposes signed on the dotted line you will need to find a conveyancing practitioner as a matter of priority as you will have a fast approaching a drop dead date to complete the deal. Every auction property will ordinarily have an associated legal set of papers. This will include most,if not all of the paperwork that your solicitor will need. If you have purchased leasehold premises the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You need to hand this to the conveyancer instructed by you at the earliest opportunity. You also need to ensure that you have funds in place to complete on the date specified in the contract.
I have paid off my mortgage with UBS. I assume I don't need a Caergwrle lawyer on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I have a mortgage with HSBC for my property in Caergwrle. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
HSBC must be informed of your intention in advance of renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel lawyer.
I used Arc property Solicitors several years ago for my conveyancing in Caergwrle. Now, I need the documents however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Caergwrle of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build flat in Caergwrle. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Caergwrle
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Caergwrle is the location of the property. Can you offer any opinion?
Flying freeholds in Caergwrle are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Caergwrle you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Caergwrle may determine 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.