We were just about to exchange contracts for a freehold house in Wragby. We encountered a problem. Our loan offer with Birmingham Midshires expires on 13/4/2026 but the owners are suggesting a completion date of 15/4/2026. Is it possible to prolong the mortgage expiry date?
The person best placed to address this concern is your solicitors who should calculate whether he or she is better off negotiating with the mortgage broker, vendor’s representatives, estate agents or conceivably all three based on what has gone on in your house move as of today.
Can you help - my lawyer advises that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Wragby?
The appropriate level of missing deeds indemnity insurance depends on your lender. It would differ for example between Halifax and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
We expect to receive a DIP from Principality this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Wragby solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Wragby solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
My offer was accepted on a house in Wragby on 29/12/2025, valuation was booked 4 days after, all came back fine. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Virgin Money and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Virgin Money conveyancing panel. Are Virgin Money entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
What does a local search tell me about the property we're buying in Wragby?
Wragby conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for example Searchflow The local search is essential in every Wragby conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search will provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
four months have gone by since my purchase conveyancing in Wragby completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. 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 premises 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.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Wragby is the location of the property. Is there any advice you can impart?
Flying freeholds in Wragby are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wragby you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wragby may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.