We were just about to exchange contracts for a property in Wadebridge. We encountered a snag. The loan offer with Accord Mortgages Ltd expires on 7/4/2026 but the sellers are putting forward a completion date of 9/4/2026. Can one extend the loan expiry date?

The best person to address this question is your lawyer who will hopefully assess if they should be discussing with the mortgage broker, seller’s representatives, property agents or conceivably all three based on what has happend in your transaction to date.

We are buying a 4 bedroom semi-detached house in Wadebridge. We would like to an extension at the rear at the house.Will the conveyancing process include investigations to see if these alterations are permitted?

Your conveyancer will check the registered title as conveyancing in Wadebridge can on occasion reveal restrictions in the title documents which prohibit certain changes or necessitated the permission of another owner. Many additions need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

We are getting the release of further monies on our mortgage from Nottingham as we wish to carry out a loft conversion to our property in Wadebridge. Do we need to select a high street Wadebridge solicitor on the Nottingham conveyancing panel to handle the legals?

Nottingham don't usually appoint a member of their conveyancing panel 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 Nottingham panel.

I have paid off my mortgage with Lloyds. I assume I don't need a Wadebridge property lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

Just had an offer accepted on a new build apartment in Wadebridge. Conveyancing is daunting 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 legal work.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Wadebridge

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. Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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.

Do I need to be wary that brokers that I am dealing with are recommending an online conveyancing firm as opposed to a High Street Wadebridge conveyancing practice?

As with many service providers, often referrals from family and friends can be extremely useful or valuable. Nevertheless there are many parties with a vested interest in a conveyancing matter; estate agents, mortgage brokers and lenders may recommend conveyancers to appoint. On occasion these conveyancers might be known to one of the organisations as being good in their field, but occasionally there might be a financial incentive behind the recommendation. You are at liberty to select your own lawyer. However, bear in mind that many banks have an approved list of conveyancers you are obliged to use for the mortgage related work in your home move.

I am employed by a long established estate agent office in Wadebridge where we see a few flat sales derailed as a result of leases having less than 80 years remaining. I have been given contradictory information from local Wadebridge conveyancing firms. Can you clarify whether the seller of a flat can start the lease extension formalities for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I am the registered owner of a 1st floor flat in Wadebridge, conveyancing formalities finalised in 2001. How much will my lease extension cost? Comparable properties in Wadebridge with over 90 years remaining are worth £165,000. The ground rent is £50 per annum. The lease expires on 21st October 2103

You have 77 years left to run the likely cost is going to span between £7,600 and £8,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.