We are about to exchange contracts for a freehold house in Bishops Lydeard. We have hit a snag. The mortgage offer with Yorkshire Building Society runs out on 28/3/2025 but the sellers are putting forward a completion date of 1/4/2025. Is it possible to prolong the loan offer?

The person best placed to deal with your concern is your lawyer who should determine whether he or she is should be discussing with the bank, vendor’s lawyers, property agents or indeed all parties taking into account the history of your transaction as of today.

It is a dozen years since I purchased my home in Bishops Lydeard. Conveyancing lawyers have just been appointed on the sale but I can't track down my deeds. Will this jeopardise the sale?

Don’t worry too much. Firstly there is a possibility that the deeds will be with your mortgage company or they could be in the possession of the solicitor who handled your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in Bishops Lydeard relates to registered property but in the unlikely event that your home is not registered it is more problematic but is resolvable.

Please help - my lawyer says that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Bishops Lydeard?

The right level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and Virgin Money. Conveyancing solicitors as opposed to members of the public take out such insurances.

Is there a list of Yorkshire BS panel conveyancers in Bishops Lydeard on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings available over the internet. If you are in need of a Bishops Lydeard solicitor on the Yorkshire BS please make the most of our tool.

About to purchase apartment in Bishops Lydeard. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bishops Lydeard lawyer is on the Kent Reliance conveyancing panel.

I am purchasing my first flat in Bishops Lydeard benefiting from help to buy. The developers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not to tell my solicitor about this extras as it could impact my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I need to find a conveyancing solicitor for freehold conveyancing in Bishops Lydeard. I happened to discover a site which appears to be the ideal answer If it is possible to get all the legals done via web that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?