We are a couple about to exchange contracts for a semi detached house in Machen. We encountered a snag. Our loan offer with Godiva Mortgages Ltd expires on 26/7/2023 but the owners are insisting on a completion date of 28/7/2023. Can one prolong the mortgage offer?

The person best placed to deal with your concern is your solicitors who is in a position to calculate whether he or she is corresponding with the mortgage company, vendor’s representatives, estate agents or possibly all three taking into account what has gone on in your conveyancing as of today.

Two weeks ago we had a mortgage agreed in principle with Virgin Money. Machen conveyancing practitioners have been chosen. How long does it take for Virgin Money to issue the offer to the property lawyer?

Some lenders take longer than others. Have Virgin Money conducted the survey? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

My fiancee and I are spending time viewing flats in Machen and I am now considering a potential offer. Is it wise to have a conveyancer on ‘stand by’? I am planning to take a mortgage with Skipton.

You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are taking out a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.

I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Machen bank branch on a couple of occasions and was advised it wasn't a problem and they would lend. My Machen conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend based on their specific requirements. Who do I believe?

As long as the conveyancing practitioner is on the bank panel, they must follow the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

The deeds to my property can not be found. The solicitors who conducted the conveyancing in Machen 5 years ago have long since closed. What are my next steps?

Gone are the days when you need to have the physical deeds to prove you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.

I am buying a new build apartment in Machen. Conveyancing is a frightening process 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.

Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Machen

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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?

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Machen is the location of the property. What do you suggest?

Flying freeholds in Machen are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Machen you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Machen may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.