We are a couple about to sign contracts for a freehold house in Howden. We encountered a snag. The loan offer with Virgin Money expires on 15/12/2025 but the vendors are insisting on a completion date of 17/12/2025. Is it possible to extend the loan expiry date?
The person best placed to deal with your concern is your conveyancer who is in a position to assess whether they should be discussing with the bank, vendor’s representatives, estate agents or indeed all parties given the history of your conveyancing as of today.
My brother-in-law has suggested I instruct a conveyancing solicitor in Howden. I I am struggling to find out if they are on the Platform Home Loans Ltd approved list of lawyers. Can you assist?
The first thing you should do is phone your solicitor and ask them whether they can act for the lender. Otherwise please get in touch with Platform Home Loans Ltd who may be able to assist.
I am the single recipient of my late father’s estate and I have everything in my name now, including the my former home in Howden. Conveyancing formalities meant that the Land Registry date was in September. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my proprietorship will be regarded the same way as though I had purchased the house in September. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. many mortgage companies would take a practical view as this obligation primarily exists to identify subsales or the flipping of properties.
We had selected conveyancers located in Howden on the Aldermore solicitor panel. They are now charging me a supplemental fee for dealing with the Aldermore mortgage. Is this an additional conveyancing fee set by Aldermore?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancer is entitled to charge a fee for this. This fee is not set by Aldermore but by your Howden conveyancer. Numerous firms on the Aldermore panel will levy ’dealing with mortgage’ fee and others do not.
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 Howden solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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. You may wish to consider appointing your own Howden surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
We are buying a property and the lawyer has mentioned Chancel Repair for which the property may be liable because it falls into the area of such a church. He has recommended insurance. Is this really warranted for conveyancing in Howden
Unless a previous purchase of the property took place post 12 October 2013 you may expect lawyers carrying out conveyancing in Howden to remain recommending a chancel search and or chancel repair liability policy.
Me and my brother purchased a terraced Edwardian house in Howden. Conveyancing practitioner acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the matching address. Is it worth asking Norwich and Peterborough Building Society to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Howden and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing practitioner who conducted the purchase.