My IFA has requested my Penrith lawyer’ panel member for the Santander conveyancing panel. How do I discover this. I have tried my local Penrith branch but they don't know it.
You are best placed to get this information from your Penrith conveyancing practitioner . They maintain a central record lender panel numbers.
Do the conveyancing lawyers listed on your site handle attended exchange conveyancing in Penrith?
There are a few conveyancing specialists who can conduct 24hr exchanges. Do contact us to receive a conveyancing quote and details as to availability.
Should our lawyer be raising enquiries about flooding as part of the conveyancing in Penrith.
Flooding is a growing risk for conveyancers carrying out conveyancing in Penrith. Plenty of people will purchase a property in Penrith, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, however there are a various searches that may be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Penrith. The standard information supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to find out whether the property has suffered from flooding. If flooding has previously occurred and is not revealed by the owner, then a purchaser may commence a compensation claim resulting from an incorrect reply. A purchaser’s conveyancers should also order an environmental search. This will reveal if there is any known flood risk. If so, more detailed inquiries will need to be carried out.
I used Wolstenholmes several years ago for my conveyancing in Penrith. Now, I need my files however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Penrith of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Penrith with the aid of help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not to tell my lawyer about the extras as it could put at risk my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How does the Landlord & Tenant Act 1954 affect my business offices in Penrith and how can you help?
The particular law that you refer to affords a safeguard to business lessees, giving them the a statutory right to make a request to court for a new tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Penrith