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Find a Kendal Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Kendal? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Kendal conveyancing at risk of delay or failure.

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Recently asked questions about conveyancing in Kendal

My aunt passed away 10 months ago and as sole heir and executor I was left the house in Kendal. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this allowed?

Where you plan to re-mortgage then Lloyds will require that you use a conveyancer on the Lloyds conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Lloyds conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Lloyds mortgage is registered as a charge at the Land Registry.

Just had an offer accepted on a new build apartment in Kendal. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Kendal

    Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I'm remortgaging my current house to a BTL loan with The Mortgage Works and I will use the ballance of the raised equity as a down payment on another house. The location we are interested in is Kendal. Will your conveyancers be able to act for both sets of lenders and link together the conveyances?

Do use our search tool on this site to check that the lawyers are on the appropriate lender panels. Having checked that they are the conveyancer will be able to tie up the two transactions but you should talk with you conveyancer and make apparent your expectations and needs.

In my capacity as executor for the estate of my aunt I am selling a property in Cardiff but live in Kendal. My solicitor (who is 250 miles from merequires that I sign a stat dec prior to completion. Can you recommend a conveyancing practitioner in Kendal 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. Normally or notary public or qualified solicitor will do regardless of whether they are based in Kendal

I am tempted by the attractive purchase price for a couple of flats in Kendal both have approximately fifty years unexpired on the lease term. Will this present a problem?

There is no doubt about it. A leasehold flat in Kendal is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it reduces the value of the premises. The majority of purchasers and banks, leases with less than 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Kendal conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I am the registered owner of a 1 bedroom flat in Kendal, conveyancing was carried out in 2003. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Kendal with a long lease are worth £190,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease finishes on 21st October 2083

With just 61 years unexpired we estimate the price of your lease extension to be between £19,000 and £22,000 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

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