We are about to exchange contracts for a garden flat in Stamford Bridge. We encountered a problem. The loan offer with Godiva Mortgages Ltd runs out on 20/2/2025 but the sellers are insisting on a completion date of 24/2/2025. Can one prolong the mortgage offer?

The best person to deal with your concern is your conveyancer who should determine if he or she is should be discussing with the mortgage company, seller’s lawyers, selling agents or indeed all parties based on the circumstances your house move as of today.

I am intent on selling our house in Stamford Bridge and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Stamford Bridge lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using an internet conveyancing practice rather than a conveyancing solicitor in Stamford Bridge. We have lived in Stamford Bridge for 4 years we know of no issue. Do we contact our local Authority to seek confirmation that the buyers are looking for.

It would appear that you have a conveyancing firm already. Are they able to advise? You need to check with 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)

I bought my flat on 9 July and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Stamford Bridge said it would be concluded inside ten days. Are properties in Stamford Bridge particularly slow to register?

As far as conveyancing in Stamford Bridge is concerned, registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can vary depending on the party submitting the application, whether it is in order and if the Land registry communicate with any other persons or bodies. Currently in the region of 80% of submission are fully addressed within 12 days but some can be subject to protracted delays. Registration occurs once the new owner has moved in to the property so registration formalities is not always top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor could speak with the land registry and explain the circumstances.

I was pointed in your direction by two or three local selling agents in Stamford Bridge to find a property lawyer on your site. Is there a financial advantage for Estate Agents to offer your services over a competitor’s?

We don’t give any commission for sending work our way. We thought it would be too underhand to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.

My wife and I expecting to complete on the purchase a property in Stamford Bridge but as a result of damage from the recent storms I have agreed recompense from the vendor of five thousand pounds taking the form of a reduction in the price. This was going to be dealt with as part of the conveyancing process yet the lender will not agree to this. Why were they informed?

Your conveyancer being on a lender conveyancing panel is duty bound to inform the mortgage company of any variations to the sale figure. In the event that you were to refuse your lawyer to report the reduction to your bank then they would have to disinstructing themselves from representing you and the mortgage company.