We were just about to sign contracts for a property in Capel St Mary. We encountered a stumbling block. The mortgage offer with Norwich and Peterborough Building Society expires on 3/2/2026 but the sellers are insisting on a completion date of 5/2/2026. Can one extend the loan offer?
The person best placed to address this concern is your lawyer who is in a position to determine whether they better off negotiating with the mortgage company, owner’s lawyers, property agents or conceivably all parties given what has happend in your house move to date.
We are purchasing a house and require a conveyancing solicitor in Capel St Mary who is on the Bank of Ireland approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Capel St Mary.
Having spent time reading online forums for an affordable solicitor in Capel St Mary, most say that I must look for a CQS accredited lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in the legal transfer of properties, trusted by some of the UK's major mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Capel St Mary is one of the many areas in England and Wales where there are CQS solicitors.
Should our conveyancer be raising enquiries about flooding as part of the conveyancing in Capel St Mary.
Flooding is a growing risk for solicitors carrying out conveyancing in Capel St Mary. There are those who purchase a house in Capel St Mary, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not best placed to give advice on flood risk, but there are a various checks that can be initiated by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Capel St Mary. The conventional set of completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to discover if the property has suffered from flooding. If the premises has been flooded in past and is not revealed by the seller, then a buyer may bring a legal claim for losses as a result of such an misleading reply. A purchaser’s lawyers should also commission an enviro search. This will disclose whether there is any known flood risk. If so, further investigations should be made.
I am buying my first flat in Capel St Mary with a mortgage from Birmingham Midshires. The builders would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not to tell my lawyer about the side-deal as it would adversely affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.