We are about to exchange contracts for a property in Nechells. We encountered a snag. Our loan offer with The Royal Bank of Scotland expires on 16/1/2025 but the owners are putting forward a completion date of 20/1/2025. Is it possible to extend the loan expiry date?

The person best placed to deal with your issue is your conveyancer who will hopefully calculate if he or she is better off negotiating with the mortgage broker, seller’s representatives, property agents or indeed all three taking into account what has happend in your conveyancing to date.

We're in Nechells, First timers buying with a mortgage (lender is Skipton , and our solicitor is on the Skipton conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Skipton conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I'm purchasing a new build house in Nechells benefiting from help to buy. The developers would not budge the price so I negotiated 6k of extras instead. The sale representative advised me not disclose to my conveyancer about the side-deal as it will put at risk my loan 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.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Nechells is the location of the property. Can you offer any assistance?

Flying freeholds in Nechells are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Nechells you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Nechells may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Should I go with a Nechells conveyancing practitioner in close proximity to the house I am purchasing? An old friend can perform the legal work however her office is 300miles away.

The primary upside of using a high street Nechells conveyancing practice is that you can visit the firm to execute documents, present your ID and pester them if necessary. Having local Nechells know how is a bonus. However it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and on the whole were happy that must outweigh using an unknown Nechells conveyancing lawyer solely due to them being based in the area.