We are a couple about to exchange contracts for a ground floor flat in Stansted. We encountered a stumbling block. Our mortgage offer with Godiva Mortgages Ltd runs out on 12/11/2021 but the owners are insisting on a completion date of 16/11/2021. Is it possible to prolong the mortgage expiry date?
The person best placed to deal with your question is your conveyancer who is in a position to determine if they better off negotiating with the mortgage company, vendor’s solicitors, estate agents or conceivably all three given what has happend in your house move to date.
We are purchasing a newbuild apartment in Stansted with a residential mortgage from Bank of Scotland.We have a Stansted conveyancing lawyer but Bank of Scotland informed us he's not on their "panel". we are left little option but to use a Bank of Scotland panel lawyer or retain our local solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The home loan issued to you contains terms and conditions, one of which will be that lawyers needs to be on the Bank of Scotland approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Bank of Scotland
I have a 4 bedroom Edwardian house in Stansted. Conveyancing solicitor represented me and Alliance & Leicester . I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the matching property. Is it worth asking Alliance & Leicester to clarify?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Stansted and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing lawyer who carried out the work.
How does the Landlord & Tenant Act 1954 impact my business offices in Stansted and how can you help?
The particular law that you refer to provides a safeguard to commercial lessees, giving them the dueness to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Stansted is one of our hundreds of locations in which the firms we work with have offices
I am an executor of my recently deceased mother’s Will, with a property in Stansted which will be sold. The bungalow has never been registered at the Land Registry and I'm told that many EAs will insist that it is completed before they'll move forward. What's the procedure for this?
In the situation you refer to it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.