I am assisting my niece sell her house in Pinnerwood Park. Does the solicitor arrange an energy assessment or do I organise this?

Following the demise of Home Information Packs, energy assessments remained a compulsory part of moving house. An energy assessment should be to hand prior to the property being placed on the market. This is not something that lawyers ordinarily arrange. If you are instructing a Pinnerwood Park conveyancing lawyer they might be able to arrange energy assessments given their contacts with reputable Pinnerwood Park energy assessors

When it comes to lenders such as Clydesdale, do Pinnerwood Park conveyancers incur an annual charge to be on the conveyancing panel?

We are unaware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

After shopping around on the internet I have found a Pinnerwood Park lawyer having checked that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?

Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Pinnerwood Park postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Pinnerwood Park.

It has been five months since my purchase conveyancing in Pinnerwood Park took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Are there any apps to assist me to identify a Pinnerwood Park law firm on the TSB conveyancing panel? I am a keen cyclist and am happy to travel upto 10kilometers to meet the lawyer.

Feel free to make use of the search on this page. Please select a lender and your location and you will see a number of Pinnerwood Park conveyancing lawyers based on proximity. We have detailed some Pinnerwood Park conveyancing firms towards the end of this page and you can ring them to check if they are on the TSB approved list

As co-executor for the will of my aunt I am selling a property in Newport but I am based in Pinnerwood Park. My lawyer (who is 235 miles from merequires that I execute a stat dec before the transaction finalising. Could you suggest a conveyancing practitioner in Pinnerwood Park who can witness and place their company stamp on the document?

strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are located in Pinnerwood Park

My husband and I may need to sub-let our Pinnerwood Park garden flat for a while due to taking a sabbatical. We instructed a Pinnerwood Park conveyancing practice in 2003 but they have since shut and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?

Even though your last Pinnerwood Park conveyancing solicitor is not around you can check your lease to see if it allows you to sublet the property. The accepted inference is that if the lease is silent, subletting is permitted. There may be a precondition that you are obliged to seek consent from your landlord or some other party in advance of subletting. This means that you cannot sublet in the absence of prior permission. The consent should not be unreasonably refused ore delayed. If your lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.

I bought a garden flat in Pinnerwood Park, conveyancing having been completed in 2011. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Pinnerwood Park with over 90 years remaining are worth £190,000. The ground rent is £45 invoiced annually. The lease ceases on 21st October 2086

With just 62 years remaining on your lease the likely cost is going to range between £17,100 and £19,800 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.