We were just about to exchange contracts for a semi detached house in Ferndale. We encountered a snag. Our mortgage offer with Godiva Mortgages Ltd runs out on 14/12/2026 but the owners are suggesting a completion date of 16/12/2026. Can one extend the mortgage expiry date?
The person best placed to address this concern is your solicitors who will calculate if he or she is corresponding with the bank, seller’s solicitors, estate agents or indeed all parties given the circumstances your conveyancing as of today.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Ferndale. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Yorkshire BS will insist on your using a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.
Have just purchased a repossessed house at auction in Ferndale. Conveyancing is necessary. What happens now?
Having legally bound yourself to purchase you must retain a conveyancing lawyer soon as you are facing a fast approaching deadline in which to complete the deal. An auction property will have a corresponding auction set of papers. This should include evidence of title and search results. Where you are dealing with leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You must give this to the conveyancer working for you at the earliest opportunity. Do make sure that you have funds in order to complete the transaction on the set completion date.
I am currently in the process of buying my council flat in Ferndale. I have a mortgage agreed with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Ferndale solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Ferndale surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
A colleague advised me that if I am purchasing in Ferndale I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Ferndale conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about Ferndale around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ferndale Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Ferndale Education with maps and statistics, Local Amenities and other useful data regarding Ferndale.
My business partner and I are hoping to take an assignment of a lease of an office on the high street. Can you recommend solicitors offering no-sale-no charges for commercial conveyancing in Ferndale for under £1,200?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Ferndale, including the disposal and acquisition of businesses as well as simply premises. Whether you are looking to purchase or sell a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right firm. As for the charges this will depend on the structure and complexity of the proposed transaction. Let us have your details or call so as to enable us to provide you with a fixed commercial conveyancing calculation.
I am one month into a residential purchase having been directed to a firm by the estate agent to do our conveyancing in Ferndale. We are not happy. Can you you assist me in finding new conveyancers?
They would need to be very poor to suggest diss instructing them. Has your mortgage offer been issued? If so you will need to advise them of the new contact details and ensure the mortgage documents are re-sent. The conveyancer needs to be on the mortgage company panel to avoid supplemental charges and frustration. So that should be your starting point. The search tool can help you find a bank approved solicitor for your home move in Ferndale