We are about to sign contracts for a ground floor flat in Harlow. We have hit a problem. Our mortgage offer with Accord Mortgages Ltd expires on 8/7/2024 but the sellers are insisting on a completion date of 10/7/2024. Is it possible to prolong the loan expiry date?

The person best placed to deal with your issue is your lawyer who will hopefully assess whether he or she is corresponding with the lender, seller’s conveyancers, selling agents or indeed all parties taking into account the history of your house move as of today.

When can the exchange of contracts take place for sale conveyancing in Harlow and am I required to be at the conveyancers branch?

Where you are in close proximity to one of the conveyancing solicitors in Harlow you are welcome to attend to sign contracts. However, the law practices we recommend supply a nationwide conveyancing service and provide just as detailed and professional a job for you when dealing with you by post or email. The signing of the property agreement is not the point of no return. Signing on the dotted line is just a prerequisite for the solicitor to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Harlow)to be in the office at the appropriate time.

Just had an offer accepted on a new build flat in Harlow. 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.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Harlow

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

We're novice buyers - had an offer accepted, yet the selling agent advised that the owners will only proceed if we use their chosen conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Harlow

It is improbable the sellers are driving this. Should the seller require ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to instruct your preferred Harlow conveyancing lawyers - as opposed tothose that will provide their estate agent a commission or hit his conveyancing thresholds pre-set by corporate headquarters.

I am tempted by the attractive purchase price for a couple of maisonettes in Harlow which have in the region of fifty years remaining on the lease term. Should I regard a short lease as a deal breaker?

There are no two ways about it. A leasehold apartment in Harlow is a wasting asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it reduces the marketability of the property. For most buyers and lenders, leases with under 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Harlow conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Harlow Leasehold Conveyancing - Sample of Questions you should consider Prior to buying

Be sure to enquire if there is anything that is prohibited in the lease. For instance plenty of leases prohibit pets being allowed in certain buildings in Harlow. If you like the propertyin Harlow however your cat is not allowed to make the move with you then you will be presented with a hard determination. How many of the leaseholders are in arrears for their maintenance charge payments? Please note that where the lease has no more than eighty years it will have adverse implications on the salability of the flat. Check with your mortgage company that they are content with the length of the lease. A short lease means that you will most likely have to extend the lease at some point and it is worth finding out how much this will be. For most Harlowlease extensions you will be be obliged to have owned the residence for a couple of years in order to be legally able to extend the lease.