We are a couple about to sign contracts for a ground floor flat in Warsash. We have hit a stumbling block. The loan offer with Birmingham Midshires expires on 2/5/2025 but the owners are putting forward a completion date of 7/5/2025. Is it possible to prolong the mortgage expiry date?

The person best placed to deal with your issue is your conveyancer who is in a position to assess whether they better off negotiating with the mortgage company, owner’s solicitors, estate agents or conceivably all three given the history of your transaction to date.

I am refinancing my flat in Warsash, does my lawyer need to be on the Bank of Ireland Solicitor panel?

In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

The estate agent has sent us the confirmation of our purchase of a new build flat in Warsash. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Warsash

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Warsash is the location of the property. Can you shed any light on this issue?

Flying freeholds in Warsash are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Warsash you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Warsash may decide 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.

At what stage do I incur stamp duty due for my purchase in Warsash?

Your conveyancing practitioner will fill out a Land Transaction Return Form on your behalf during your Warsash purchase transaction for signature. After completion your conveyancer will submit your STL application to the Inland Revenue and - as long as they have the money - settle any tax bill due on your behalf.