We are a couple about to exchange contracts for a semi detached house in Beacon Hill. We encountered a stumbling block. Our mortgage offer with Virgin Money expires on 13/1/2025 but the owners are suggesting a completion date of 15/1/2025. Can one extend the loan offer?

The best person to deal with your question is your solicitors who should calculate if he or she is corresponding with the lender, vendor’s representatives, selling agents or conceivably all three taking into account what has gone on in your transaction as of today.

What is the difference between a licensed conveyancer and conveyancing solicitor in Beacon Hill

There are many registered licenced Conveyancers in Beacon Hill and Solicitor partnerships in Beacon Hill who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. They may both also deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

is it true that all Beacon Hill solicitors on the Nottingham conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Nottingham approved list of solicitors they would need to be regulated by the SRA. Some mortgage companies do list licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.

Completion of my remortgage has taken place for my property in Beacon Hill. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

What tools are available to identify a Beacon Hill solicitor on the TSB conveyancing panel? I am a keen cyclist and am willing to travel upto 25kilometers to meet the lawyer.

Feel free to make use of the search on this page. Please pick a bank and your location and you will see a number of Beacon Hill conveyancing lawyers based on proximity. We have detailed some Beacon Hill conveyancing firms towards the end of this page and you can contact them to verify whether they are on the TSB member panel

My husband and I are 18 days into a freehold purchase having been recommend to a firm by the estate agent to carry out the conveyancing in Beacon Hill. I am not happy. Could you you assist me in finding new solicitors?

A lawyer would need to be very bad to suggest diss instructing them. Has the mortgage been sent? If so you will need to inform them of the new contact details and ensure the loan are re-sent. Your solicitor ideally needs to be on the lenders approved list to avoid added fees and delays. That should be your starting point. Our find a solicitor tool will help you find a lender approved lawyer for your home move in Beacon Hill

In relation to leasehold conveyancing in Beacon Hill what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in Beacon Hill. Most leases are unique and legal mistakes in the legal wording can result in certain provisions are erroneous. For example, if your lease is missing any of the following, it could be defective:

Service charge per centages that don't add up correctly leaving a shortfall

You will have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Santander, The Royal Bank of Scotland, and TSB all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to withdraw.

I am the registered owner of a 2 bed flat in Beacon Hill, conveyancing formalities finalised February 2011. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Beacon Hill with an extended lease are worth £181,000. The ground rent is £55 levied per year. The lease ends on 21st October 2074

You have 50 years remaining on your lease we estimate the premium for your lease extension to span between £31,400 and £36,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.