We are a couple about to exchange contracts for a ground floor flat in Kirkby Stephen. We have hit a stumbling block. Our mortgage offer with The Mortgage Works expires on 4/2/2019 but the sellers are putting forward a completion date of 6/2/2019. Can one extend the mortgage expiry date?
The best person to deal with your question is your lawyer who will hopefully calculate whether he or she is should be discussing with the lender, vendor’s representatives, estate agents or possibly all three given the history of your house move to date.
We are purchasing a 4 bedroom semi-detached house in Kirkby Stephen. We would like to carry out a loft conversion at the property.Will legal work on the property involve enquiries to ascertain if these works are allowed?
Your conveyancer will review the registered title as conveyancing in Kirkby Stephen can on occasion reveal restrictions in the title deeds which prevent certain alterations or require the consent of another owner. Certain works need local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
Are all Kirkby Stephen Conveyancing Quality Solicitors on the Santander conveyancing list of approved firms?
Some major lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
My partner and I have organised a further advance on our mortgage from Principality as we wish to carry out improvements to our home in Kirkby Stephen. Do we need to appoint a local Kirkby Stephen solicitor on the Principality conveyancing panel to deal with the paperwork?
Principality don't usually appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality list.
My wife and I purchased a renovated Edwardian property in Kirkby Stephen. Conveyancing practitioner acted for me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to review 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 Kirkby Stephen and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing practitioner who conducted the conveyancing.
How does conveyancing in Kirkby Stephen differ for newly converted properties?
Most buyers of new build residence in Kirkby Stephen contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is completed. This is because builders in Kirkby Stephen typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Kirkby Stephen or who has acted in the same development.
Am I right to be wary that estate agents that I am dealing with are suggesting an online conveyancing firm rather than a local Kirkby Stephen conveyancing firm?
As with many service providers, often referrals from family and friends can be very helpful. Yet there are many players in a conveyancing transaction; estate agents, mortgage brokers and lenders might all put forward conveyancers to retain. On occasion the lawyers might be known to one of the organisations as being good in their field, but sometimes there behind the scenes commercial relationship behind the recommendation. You have the discretion to appoint your own lawyer. You need to be aware that some lenders specify a panel list of solicitors you have to use for the mortgage related work in your conveyancing.