We are about to sign contracts for a ground floor flat in Kirkdale. We have hit a stumbling block. The loan offer with Virgin Money runs out on 8/9/2025 but the owners are insisting on a completion date of 10/9/2025. Is it possible to prolong the loan expiry date?

The person best placed to address this concern is your solicitors who will assess if they corresponding with the mortgage company, owner’s solicitors, estate agents or indeed all three based on what has gone on in your house move to date.

3 months have elapsed following my purchase conveyancing in Kirkdale took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm buying my first flat in Kirkdale benefiting from help to buy. The sellers would not move on the price so I negotiated 6k of extras instead. The estate agent suggested that I not inform my solicitor about the side-deal as it will adversely affect my mortgage with TSB. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I need to find a conveyancing solicitor for sale conveyancing in Kirkdale. I have chance upon a web site which seems to have the ideal offering If it is possible to get all formalities done via phone that would be preferable. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I work for a busy estate agency in Kirkdale where we have witnessed a number of leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given inconsistent advice from local Kirkdale conveyancing firms. Can you clarify whether the vendor of a flat can instigate the lease extension formalities for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Kirkdale Conveyancing for Leasehold Flats - A selection of Questions you should ask before Purchasing

The answer will be important as a) areas can cause problems for the block as the communal areas may begin to deteriorate where maintenance are not paid for b) if the tenants have an issue with the managing agents you will want to know about it You should be aware if it is less than 80 years it will have adverse implications on the marketability of the apartment. Check with your bank that they are willing to to proceed given the lease term. A short lease means that you will probably have to extend the lease sooner rather than later and it is worth discovering how much this would cost. For most Kirkdalelease extensions you would be be obliged to have owned the premises for two years in order to be entitled to exercise a lease extension. On the whole the outlay for major works tend not to be incorporated into the maintenance charges, although some managing agents in Kirkdale obliged leasehold owners to pay into a sinking fund and this is used to offset against larger repairs or maintenance.