We are about to exchange contracts for a ground floor flat in Wigan. We encountered a stumbling block. Our loan offer with Yorkshire Building Society expires on 16/11/2020 but the sellers are suggesting a completion date of 18/11/2020. Is it possible to extend the mortgage expiry date?
The best person to address this question is your lawyer who should determine whether he or she is corresponding with the mortgage broker, vendor’s conveyancers, estate agents or possibly all three given the circumstances your house move as of today.
My wife and I are buying a flat in Wigan. It might be a silly question but how we can trust a solicitor? At some point we have to deposit money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
When it comes to mortgage companies such as Barclays, do Wigan solicitors incur a yearly amount to be on the conveyancing panel?
We are unaware of any bank fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Wigan building society branch on various occasions and was informed it wasn't an issue and they would lend. My Wigan conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their specific requirements. Who do I believe?
Provided that the conveyancer is on the bank approved list, she or he must follow the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I need some fast conveyancing in Wigan as I am under a deadline to sign on the dotted line in less than 2 weeks. A home loan is not required. Can I escape the need for conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you are at free not to do searches although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Wigan the following are examples of issues that can appear and adversely impact future saleability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Railway Schemes,...
The estate agent has sent us the confirmation of our purchase of a new build flat in Wigan. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Wigan
Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Due to the input of my in-laws I had a survey completed on a house in Wigan ahead of retaining solicitors. I have been informed that there is a flying freehold element to the property. The surveyor has said that some banks will not issue a mortgage on such a premises.
It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. If you contact us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Wigan. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wigan to see if the conveyancing will be more expensive.