We were just about to exchange contracts for a garden flat in Mickleover. We have hit a problem. Our mortgage offer with Bank of Scotland expires on 22/8/2022 but the sellers are insisting on a completion date of 24/8/2022. Is it possible to extend the mortgage offer?
The best person to deal with your concern is your solicitors who is in a position to calculate whether they better off negotiating with the lender, seller’s lawyers, property agents or conceivably all parties given the circumstances your transaction as of today.
I am the registered owner of a freehold property in Mickleover yet pay rent, why is this and what is this?
It’s unusual for properties in Mickleover and has limited impact for conveyancing in Mickleover but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
Having spent time looking at consumer advice sites for a conveyancing lawyer in Mickleover, many post that I should use a CQS assured lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's biggest lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Society for Licensed Conveyancers. Mickleover is one of the numerous areas in England and Wales where there are CQS lawyers.
Should our conveyancer be raising enquiries regarding flooding during the conveyancing in Mickleover.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Mickleover. Plenty of people will purchase a house in Mickleover, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Conveyancers are not best placed to offer advice on flood risk, but there are a various searches that can be initiated by the buyer or by their solicitors which can give them a better appreciation of the risks in Mickleover. The standard information supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to determine if the property has historically flooded. If flooding has previously occurred and is not revealed by the vendor, then a purchaser may issue a compensation claim stemming from an inaccurate answer. The buyer’s lawyers should also order an environmental search. This should indicate whether there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.
We are a couple of weeks into a leasehold purchase having been referred to a firm by the estate agent to perform conveyancing in Mickleover. I am am very frustrated with the quality of service. Could you help me find new conveyancers?
A lawyer would need to be really bad to suggest changing them. Has the loan offer been sent? In the event that it has you will need to make them aware of the new solicitor and get the offer are re-sent. Your conveyancer should be on the banks approved list to avoid escalating costs and frustration. That should be your first question of the new conveyancers. The find a solicitor tool will help you find a lender approved solicitor for your home move in Mickleover