We were just about to exchange contracts for a semi detached house in Kinver. We have hit a snag. The loan offer with Nottingham Building Society expires on 24/4/2025 but the sellers are suggesting a completion date of 28/4/2025. Can one extend the loan expiry date?

The person best placed to deal with your concern is your conveyancer who will calculate if he or she is should be discussing with the bank, owner’s lawyers, selling agents or conceivably all parties based on the circumstances your house move as of today.

We are buying a property and require a conveyancing solicitor in Kinver who is on the Principality solicitor panel. Could you point me in the right direction as regards a 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 Principality . We don't recommend any particular firms conducting conveyancing in Kinver.

When it comes to mortgage companies such as Co-operative, do Kinver solicitors have to pay an annual charge to be on the conveyancing panel?

We are unaware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

We were going to get a DIP from TSB this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Kinver solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Kinver solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

I am selling my house. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nottingham are being problematic. The Kinver solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I've recently bought a leasehold property in Kinver. Am I liable to pay service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Kinver Leasehold Conveyancing - Sample of Questions you should ask before Purchasing

Where a Kinver lease has less than 80 years it will affect the value of the flat. Check with your lender that they are content with residual term of the lease. Leases with less than 80 years remaining means that you will most likely require a lease extension at some point and it is worth discovering how much this would cost. For most Kinverlease extensions you would need to own the residence for two years in order to be legally able to extend the lease. Its a good idea to discover as much as you can concerning the company managing the building as they can either make living at the property much easier or uncomfortable. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to practical matters such as the upkeep of the common parts. Enquire of prospective neighbours what they think of them. Finally, investigate as to the dates that you are obliged pay the service charge to the managing agents and precisely what you get for your money. Is the freehold reversion owned collectively by the tenants?

The solicitors carrying out our conveyancing in Kinver has sent papers to review that state the land is unregistered with epitome documents. Why is the property not yet recorded at the Land Registry?

It is unusual for premises in Kinver not to be registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Kinver conveyancing solicitors will be able to handle this type of conveyancing but if any uncertainty reigns the usual recommendation these days is for the seller to deal with the registration formalities first and thereafter sell - this this chain of events will cause a significant delay.