We are about to exchange contracts for a property in Uttoxeter. We have hit a stumbling block. Our loan offer with Norwich and Peterborough Building Society expires on 18/2/2025 but the owners are putting forward a completion date of 20/2/2025. Can one prolong the mortgage offer?

The best person to deal with your concern is your solicitors who should assess whether they corresponding with the mortgage company, seller’s solicitors, estate agents or conceivably all parties based on the circumstances your house move as of today.

I own a freehold residence in Uttoxeter but still charged rent, why is this and what is this?

It is rare for properties in Uttoxeter and has limited impact for conveyancing in Uttoxeter but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

My lawyer has informed me that lack of right of way insurance is necessary on my purchase. What is the level of cover for Uttoxeter conveyancing?

The right level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and Skipton Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

I am due to exchange contracts on my house. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being pedantic. The Uttoxeter solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?

It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.

Planning on purchasing a house in Uttoxeter. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham 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 Uttoxeter property lawyer is on the Nottingham conveyancing panel.

Due to the encouragement of my in-laws I had a survey completed on a property in Uttoxeter prior to instructing solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some banks tend not give a loan on this type of house.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. If you contact us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Uttoxeter. Conveyancing will be smoother if you use a solicitor in Uttoxeter especially if they regularly deal with such properties in Uttoxeter.

I've found a house that seems to be perfect, at a great price which is making it all the more appealing. I have just found out that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Uttoxeter. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Uttoxeter ?

The majority of houses in Uttoxeter are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Uttoxeter in which case you should be looking for a Uttoxeter conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’sconsent to carry out alterations. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is part of an estate. Your lawyer should advise you fully on all the issues.

Uttoxeter Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

You should be aware if it is less than eighty years it will affect the salability of the property. Check with your lender that they are content with remaining years on the lease. Leases with fewer than 80 years remaining means that you will probably have to extend the lease sooner rather than later and it is worth finding out what this would cost. Remember, in most cases you will need to own the premises for a couple of years in order to be legally able to exercise a lease extension. This question is useful as a) areas could cause problems for the building as the communal areas may begin to deteriorate if maintenance are not paid for b) if the tenants have an issue with the running of the building you will need to know about it For many Uttoxeter leaseholds the cost for major works are not incorporated into the maintenance charges, albeit that there some managing agents in Uttoxeter require leaseholders to contribute towards a reserve fund and this is used to offset against larger repairs or maintenance.