We are a couple about to exchange contracts for a leasehold flat in Coombe. We encountered a problem. Our mortgage offer with The Royal Bank of Scotland runs out on 22/10/2026 but the owners are suggesting a completion date of 26/10/2026. Can one extend the mortgage offer?
The best person to address this issue is your conveyancer who is in a position to assess whether they better off negotiating with the mortgage broker, seller’s solicitors, selling agents or conceivably all three based on the circumstances your house move to date.
Have completed on a a terraced house in Coombe , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Coombe conveyancing solicitor has been very slow, so I want to be certain the land registry aspects are concluded.
As far as conveyancing in Coombe is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether it is in order and if the Land registry need to notify any 3rd parties. Currently roughly three quarters of submission are fully addressed within two weeks but some can be subject to longer hold-ups. Registration occurs after the new owner has moved in to the premises thus 'speed' is not typically top priority but where there is a degree of urgency associated with the registration then you or your lawyers should speak with the land registry and explain the circumstances.
How does conveyancing in Coombe differ for newly converted properties?
Most buyers of new build premises in Coombe approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Coombe tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Coombe or who has acted in the same development.
We are one month into a residential purchase having been directed to solicitors by the local agent to handle our conveyancing in Coombe. I am not happy. Could you you assist me in finding new conveyancers?
They would have to be really bad in order to consider diss instructing them. Has your mortgage been sent? If so you will need to advise them of the new contact details and have the mortgage documents are issued to the new lawyers. Your new solicitor ideally needs to be on the mortgage company panel to avoid added expenses and delays. That should be your starting point. The find a solicitor tool can assist you in finding a bank approved lawyer for your home move in Coombe
I am hoping to sign contracts shortly on a ground floor flat in Coombe. Conveyancing lawyers assured me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Coombe should include some of the following:
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Responsibility for repairing the window frames Does the lease require carpeting throughout thus preventing wood flooring? The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Rent payments - how much and what the invoice dates are, and also know whether this will change in the future
I inherited a basement flat in Coombe. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
Most definitely. We are happy to put you in touch with a Coombe conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Coombe property is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case was in relation to 4 flats. The remaining number of years on the lease was 98 years.
My son is embarking on her first house purchase, the home loan was agreed last week in principle. When the seller agreed the offer on the house we telephoned the mortgage company to progress the mortgage application. I was disappointed to discover that banks do not accept all solicitor, they have to be on a list, is this right?
Mortgage Companies normally imposes restrictions either the type or the number of conveyancing practices on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Coombe property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.