We are about to exchange contracts for a semi detached house in Bestwood. We have hit a problem. Our mortgage offer with Lloyds TSB Bank runs out on 22/9/2025 but the vendors are insisting on a completion date of 24/9/2025. Is it possible to extend the mortgage expiry date?

The best person to deal with your issue is your conveyancer who should calculate whether they should be discussing with the bank, owner’s solicitors, property agents or indeed all parties taking into account what has happend in your conveyancing to date.

It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Bestwood bank branch on numerous occasions and was told they are content with the situation and they will lend. My Bestwood conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

As long as the property lawyer is on the bank approved list, she or he must follow the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am due to exchange contracts on my flat. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being problematic. The Bestwood solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

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

At last I have had an offer on a maisonette in Bestwood accepted, but there is a chain. The vendors have put an offer on a flat, however it’s not yet agreed to, and are looking at other flats booked. I have chosen a nearby conveyancing solicitor in Bestwood. What do I do now? When do I get the mortgage application with RBS going?

It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then survey, Bestwood conveyancing search costs, etc). First, you must check that your conveyancing practitioner is on the RBS conveyancing panel. Concerning the next stages this very much dictated by the uniqueness of your transaction, motivation for the property and on the state of the market. During a hot market the majority of purchasers would apply for the mortgage with RBS and arrange for the valuation and only if it comes back ok would they request their property lawyer to move forward with searches.

I am thinking of appointing a conveyancing practitioner in Bestwood for my house move. Can I review a firm’s record with the profession’s regulator?

One can see published Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after Jan 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes monitor call for training purposes.

I've found a house that seems to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have since been informed that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Bestwood. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Bestwood ?

Most houses in Bestwood are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Bestwood so you should seriously consider shopping around for a Bestwood conveyancing solicitor and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as requiring the landlord’sconsent to conduct changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the house is located on an estate. Your solicitor should advise you fully on all the issues.

I am the registered owner of a basement flat in Bestwood, conveyancing having been completed 9 years ago. How much will my lease extension cost? Similar properties in Bestwood with a long lease are worth £216,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2094

With 69 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

Is there a difference between surveying and conveyancing in Bestwood?

Conveyancing - in Bestwood or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are intending to buy and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for negotiating the purchase price down or asking the vendor to remedy the problems before you move in.