We are a couple about to exchange contracts for a property in Malmesbury. We have hit a snag. The loan offer with Britannia runs out on 28/4/2025 but the sellers are insisting on a completion date of 30/4/2025. Can one extend the mortgage offer?
The person best placed to address this concern is your lawyer who is in a position to determine whether they corresponding with the mortgage broker, vendor’s conveyancers, estate agents or conceivably all three taking into account the circumstances your house move as of today.
What happens if my solicitor is removed from the Barclays Solicitor panel ahead of completing my conveyancing in Malmesbury?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Malmesbury?
Two types of professional can carry out conveyancing in Malmesbury namely CLC regulated conveyancers or solicitors. The two can administer conveyancing services that required to complete the sale or acquisition of property. Both are required to carry out Malmesbury conveyancing on similar standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly conducted and that all requisite steps will be accurately followed.
When it comes to mortgage companies such as Barclays, do Malmesbury conveyancers face an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
Aldermore have agreed my home loan in principle, my bid on a apartment in Malmesbury has been agreed to, what happens next?
Your property agent will want to know who your solicitors are (make sure the lawyers are on the bank’s approved list). Call up Aldermore or the financial adviser and complete any appropriate forms. Aldermore will instruct a valuer who will get in contact with the estate agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Aldermore will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Malmesbury.
My wife and I are close to exchanging contracts on the sale of our home in Malmesbury and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Malmesbury. Having lived in Malmesbury for many years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
My father-in-law has encouraged me to use his lawyers for conveyancing in Malmesbury. Should I use them?
Much as we are happy to recommend a Malmesbury conveyancing lawyer the ideal way to choose a conveyancing lawyer is to have feedback from friends or family who have actually used the solicitor you're contemplating using.