We were just about to sign contracts for a ground floor flat in Ripley. We encountered a problem. The mortgage offer with expires on but the vendors are insisting on a completion date of . Can one prolong the mortgage expiry date?

The best person to deal with your concern is your solicitors who is in a position to calculate whether they corresponding with the lender, owner’s conveyancers, selling agents or indeed all three taking into account the circumstances your house move to date.

My solicitor has informed me that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Ripley?

The right level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between and . Conveyancing solicitors as opposed to borrowers take out such insurances.

We are getting a further advance on our mortgage from as we wish to conduct renovations to our property in Ripley. Are we obliged to select a high street Ripley solicitor on the conveyancing panel to deal with the legals?

do not ordinarily require a member of their approved list of lawyers 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 list.

I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Ripley solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually 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 Ripley 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.

It has been 3 months since my purchase conveyancing in Ripley concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. 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 property 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 am buying a new build flat in Ripley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

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

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision.

Should I use a Ripley conveyancing solicitor who is local to the property I am buying? I have an old university friend who can conduct the legal formalities however his firm is located a couple of hundredmiles away.

The benefit of a local Ripley conveyancing practice is that you can pop in to sign documents, deliver your identification documents and pester them where appropriate. Having local Ripley know how is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and the majority were happy that should surpass using an unfamiliar Ripley conveyancing solicitor just because they are Ripley based.