We were just about to sign contracts for a leasehold flat in Wells. We encountered a problem. Our mortgage offer with The Royal Bank of Scotland runs out on 13/1/2025 but the owners are insisting on a completion date of 15/1/2025. Is it possible to prolong the mortgage expiry date?

The person best placed to address this question is your conveyancer who will hopefully determine whether he or she is should be discussing with the mortgage broker, owner’s representatives, property agents or conceivably all parties given what has gone on in your house move to date.

My fiance and I are purchasing a 2 bedroom flat in Wells with a homeloan from Skipton Building Society.We have a Wells conveyancing lawyer but Skipton Building Society says he's not on their "panel". we are left little option but to use a Skipton Building Society panel firm or retain our preferred solicitor and fork out for a Skipton Building Society panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Skipton Building Society use our lawyer?

Unfortunately,no. The home loan offered to you is subject to its terms and conditions, a common one being that conveyancers needs to be on the Skipton Building Society approved list. in the past, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Skipton Building Society

I need some quick conveyancing in Wells as I have pressure to exchange contracts within 2 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save fees and time?

If.Given you are not taking a mortgage you have the choice not to have searches conducted although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Wells the following are instances of what can crop up and therefore affect market value: Refused Planning Applications, Overdue Fees, Outstanding Grants, Railway Schemes,...

Due to the input of my in-laws I had a survey completed on a property in Wells before appointing conveyancers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some banks tend refuse to grant a mortgage on such a house.

It varies from the lender to lender. Lloyds has different requirements from Nationwide. Should you wish to call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wells. Conveyancing may be slightly more expensive based on your lender's requirements.

Please set a few of specific advantages to instructing a local conveyancer in Wells

Plenty of house movers in Wells opt for a nearby high street property lawyer so that they can attend the firm’s offices just in case they have problems, and to sign paperwork without using the Royal Mail.

There is a slight advantage when using a lawyer nearby to a premises you are buying, due to the familiarity of the locality and possible local issues - but this is moot. Most conveyancers are now via the internet and may be anywhere in the world.