We were just about to exchange contracts for a garden flat in Fakenham. We have hit a stumbling block. Our mortgage offer with National Westminster Bank expires on 6/10/2025 but the sellers are suggesting a completion date of 8/10/2025. Is it possible to prolong the loan offer?
The best person to deal with your issue is your conveyancer who will determine if they corresponding with the lender, owner’s representatives, property agents or possibly all three given what has gone on in your house move as of today.
Are the BSA planning on creating a online directory to list solicitors on the Coventry BS conveyancing panel for example in Fakenham?
We are not aware of any plans on the part of the BSA to promote such a tool.
I am aiming to move property in September. Should my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you recommend a removal company in Fakenham. Conveyancing firm was chosen before I stumbled across your site.
On the day of completion you can pick up the house keys from the estate agent but this should only take place when the previous owners solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you can inform the removal company that they can start moving you in. We are not in a position to suggest a specific removal company but can assist you in finding a conveyancing in Fakenham or a solicitor that specialises in conveyancing in Fakenham.
I had a mortgage agreed in principle with Bank of Ireland. Fakenham conveyancing solicitors are appointed. How long does it take for Bank of Ireland to send the offer to the property lawyer?
Some lenders take longer than others. Have Bank of Ireland completed the valuation? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Fakenham solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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 conveyancer 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 Fakenham postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Fakenham.
I note that there are debates on Chancel Insurance on online forums. Do I require this when buying a house in Fakenham? or I am told that there is historic law that means some owners of property residing in a parish church boundary will be compelled to contribute towards repairs towards the chancel in proximity to the church. Is this suitable for conveyancing in Fakenham?
Unless a prior acquisition of the house took place after 12 October 2013 you may take it that solicitors conducting conveyancing in Fakenham to continue to suggest a chancel search and or chancel repair liability policy.
I am looking for a flat up to £235,500 and found one round the corner in Fakenham I like with amenity areas and station in the vicinity, however it's only got 49 years on the lease. There is not much else in Fakenham for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a mortgage the shortness of the lease may be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.