We were just about to exchange contracts for a semi detached house in New Ferry. We encountered a snag. The loan offer with Lloyds TSB Bank expires on 2/4/2026 but the owners are insisting on a completion date of 8/4/2026. Can one extend the loan offer?

The best person to address this concern is your conveyancer who will assess if he or she is corresponding with the mortgage broker, owner’s lawyers, estate agents or indeed all parties given what has gone on in your transaction as of today.

How does conveyancing in New Ferry differ for newly converted properties?

Most buyers of new build residence in New Ferry contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in New Ferry usually purchase the real estate, 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 property lawyers 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 accustomed to new build conveyancing in New Ferry or who has acted in the same development.

Due to the encouragement of my in-laws I had a survey completed on a house in New Ferry before instructing solicitors. I have been told that there is a flying freehold element to the house. My surveyor advised that some lenders may not grant a loan on such a home.

It varies from the lender to lender. HSBC has different instructions for example to Halifax. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in New Ferry. Conveyancing may be slightly more expensive based on your lender's requirements.

In my capacity as executor for the will of my grandmother I am selling a property in Neath but I am based in New Ferry. My lawyer (who is 200 kilometers from merequires that I execute a statutory declaration before completion. Could you suggest a conveyancing lawyer in New Ferry to witness and place their company stamp on the document?

strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are located in New Ferry

Should one remove a deceased person's name from the title deeds for a property in New Ferry?

Where a New Ferry property is co-owned and one of the proprietors passes away, the name will not immediately be removed from the title deeds. You are not required to remove their name as in the event of a disposal you would simply need to supply proof as to the reason the other owner is missing from the conveyance, normally this takes the form of a grant of probate.

With the aim of making the sale conveyancing smoother for the sale of the property you may apply to have the deceased name erased from the title by submitting an application to HMLR with evidence of the death. There is no land registry fee payable.