We were just about to exchange contracts for a ground floor flat in Marlow. We have hit a problem. The loan offer with HSBC Bank expires on 17/1/2022 but the sellers are putting forward a completion date of 19/1/2022. Is it possible to prolong the mortgage offer?
The best person to deal with your concern is your conveyancer who will calculate if he or she is should be discussing with the mortgage broker, owner’s conveyancers, selling agents or possibly all three taking into account the circumstances your conveyancing to date.
The mortgage over my property is with Bank of Ireland for my property in Marlow. Conveyancing has been completed months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?
Bank of Ireland must be informed of your intention in advance of renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel solicitor.
Intending to buy a house in Marlow. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Marlow conveyancer is on the Principality conveyancing panel.
I have instructed a Marlow conveyancing practitioner having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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 Marlow 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.
I have recentlyfound out that Stirling Law have been shut down. They conducted my conveyancing in Marlow for a purchase of a leasehold apartment 12 months ago. How can I check that the property is not still registered in the name of the former proprietor?
The quickest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Marlow conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Marlow is the location of the property. Can you shed any light on this issue?
Flying freeholds in Marlow are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Marlow you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Marlow 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 premises.
In my capacity as executor for the estate of my aunt I am disposing of a residence in Neath but live in Marlow. My lawyer (based 200 kilometers awayrequires that I execute a statutory declaration ahead of completion. Can you recommend a conveyancing solicitor in Marlow to attest and place their company stamp on the document?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are located in Marlow