Our mortgage company has recommended a law firm on their panel based in Penkridge but I would rather instruct a conveyancing lawyer in Penkridge local to me. Are you able to assist?

Not all Penkridge conveyancing solicitors are on all lender’s conveyancing panel. Please make use of the above search tool to locate a Penkridge conveyancing firm on the on the lender panel.

I am selling our property in Penkridge and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Penkridge lawyer would know that there is no such problem. It does beg the question why the purchasers are using a web based conveyancing practice rather than a conveyancing solicitor in Penkridge. We have lived in Penkridge for three years we know of no issue. Do we contact our local Authority to seek confirmation that there is no issue.

It would appear that you have a conveyancing solicitor already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I completed on my apartment on 9 March and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Penkridge advises it would be formalised inside ten days. Are titles in Penkridge particularly slow to register?

There is nothing unique about conveyancing in Penkridge registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether it is in order and if the Land registry communicate with any interested parties. At present roughly three quarters of submission are completed in less than three weeks but some can be subject to longer hold-ups. Registration occurs once the new owner has moved in to the premises so an expedited registration is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.

I am buying my first flat in Penkridge with a mortgage from Barnsley Building Society. The developers refused to reduce the amount so I negotiated £7000 of extras instead. The house builders rep told me not inform my solicitor about the extras as it would impact my mortgage with the bank. 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.

What advice can you give us when it comes to appointing a Penkridge conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a conveyancer for lease extension works (regardless if they are a Penkridge conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with several firms including non Penkridge conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:

If the firm is not ALEP accredited then what is the reason? What volume of lease extensions have they conducted in Penkridge in the last twenty four months?

I am the registered owner of a basement flat in Penkridge, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Corresponding flats in Penkridge with an extended lease are worth £176,000. The ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2099

With only 80 years left to run we estimate the price of your lease extension to span between £8,600 and £9,800 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.