We are about to exchange contracts for a property in Coombe. We have hit a problem. The mortgage offer with Birmingham Midshires runs out on 15/9/2025 but the sellers are putting forward a completion date of 17/9/2025. Can one extend the loan offer?
The best person to deal with your concern is your conveyancer who should determine whether they better off negotiating with the lender, vendor’s conveyancers, estate agents or conceivably all three given what has happend in your house move to date.
I am refinancing my house in Coombe, does my lawyer have to be on the Coventry BS Conveyancing panel?
There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Coombe?
There are two types of lawyers who can conduct conveyancing in Coombe namely licenced conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the disposal or purchase of property. Both are duty bound to execute Coombe conveyancing on similar quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally carried out and that the requirements and procedures will be correctly adhered to.
The mortgage over my property is with Nationwide for my property in Coombe. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?
Your original mortgage agreement with Nationwide will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel solicitor.
My offer was accepted on a house in Coombe on 23/5/2025, valuation was booked five days later, received a clean bill of health. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Are Co-operative entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Coombe differ for new build properties?
Most buyers of new build or newly converted property in Coombe approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because new home sellers in Coombe tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Coombe or who has acted in the same development.
All being well we will complete the sale of our £150,000 flat in Coombe in just under a week. The management company has quoted £336 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Coombe?
Coombe conveyancing on leasehold maisonettes often involves the purchaser’s solicitor sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer such questions the majority will be willing to do so. They are at liberty to invoice a reasonable charge for answering questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some transactions it exceeds £800. The management information fee required by the landlord must be sent together with a synopsis of rights and obligations in relation to administration charges, without which the invoice is not strictly payable. In reality one has little option but to pay whatever is demanded should you wish to exchange contracts with the buyer.
After years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Coombe. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to assess the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Coombe property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.