My partner’s uncle is a solicitor. I anticipate that I'll be able to get mate’s pricing for conveyancing, but if not, what level of figure should I be paying for conveyancing in Penwortham?
Do compare pricing. Do use our search tool on this site. You will notice that charges may vary but the service one can expect differ between solicitors as is true with the vast majority of professional services.
I had intended to instruct a property lawyer in Penwortham for our house purchase. Our broker informed us that our mortgage company Barclays won't deal with them. Surely this is unfair competition?
A mortgage company will require an approved conveyancer act for it. You would be liable to meet the cost of this. Do use our search facility to locate a solicitor to carry conveyancing in Penwortham on the Barclays approved list of solicitors.
My wife and I buying a end of terrace house in Penwortham. We would like to an extension at the rear at the property.Will legal work on the property include enquiries to determine if these alterations are permitted?
Your conveyancer should check the registered title as conveyancing in Penwortham will sometimes reveal restrictions in the title documents which prohibit categories of alterations or need the permission of a 3rd party. Many works call for local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
The formalities of my remortgage has taken place for my property in Penwortham. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
My offer was accepted on an apartment in Penwortham on 1/3/2024, valuation was booked five days later, received a clean bill of health. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Are TSB entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have a semi-detached Edwardian house in Penwortham. Conveyancing solicitor represented me and HSBC Bank. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Penwortham and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing solicitor who conducted the purchase.
Am I better off to choose a Penwortham conveyancing practitioner who is local to the property I am hoping to buy? I have an old university friend who can handle the legal formalities but they are based 400kilometers drive away.
The primary upside of using a high street Penwortham conveyancing practice is that you can visit the firm to sign paperwork, deliver your ID and pester them where appropriate. Having local Penwortham know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and they were happy that must outweigh using an unfamiliar Penwortham conveyancing solicitor solely due to them being round the corner.
What makes a Penwortham lease unmortgageable?
There is nothing unique about leasehold conveyancing in Penwortham. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain provisions are wrong. The following missing provisions could result in a defective lease:
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A provision for the recovery of money spent for the benefit of another party.
You will encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, The Mortgage Works, and Barclays Direct all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to withdraw.
I bought a 1 bedroom flat in Penwortham, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Penwortham with over 90 years remaining are worth £165,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2101
With just 77 years left to run we estimate the price of your lease extension to range between £7,600 and £8,800 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.