We're in Penkridge, First timers purchasing with a mortgage (lender is TSB , and our lawyer is on the TSB conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

We are getting the release of further monies on our home loan from Barclays as we want to carry out renovations to our home in Penkridge. Are we obliged to select a local Penkridge solicitor on the Barclays conveyancing panel to handle the legals?

Barclays do not ordinarily appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays conveyancing panel.

Last month we had a mortgage agreed in principle with Nottingham. Penkridge conveyancing lawyers have been instructed. What is the average time that one could expect to receive a mortgage offer from Nottingham?

Some lenders take longer than others. Have Nottingham conducted the valuation? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

My offer on a house in Penkridge has been accepted, but there is a chain. The owners have offered on a flat, but it’s not yet tied up, and have viewings of other apartments in the pipeline. I have chosen a local conveyancing solicitor in Penkridge. What do I do now? At what point do I apply for the mortgage with Coventry BS?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of one thousand pounds, then valuation, Penkridge conveyancing search costs, etc). The first course of action is to ensure that your conveyancing practitioner is on the Coventry BS conveyancing panel. Regarding the subsequent steps this very much depends on the uniqueness of your transaction, motivation for the property and on the state of the market. In a buoyant market many buyers would apply for a home loan with Coventry BS and pay for the valuation and only if it was satisfactory would they pay their lawyer to proceed with the conveyancing in Penkridge.

It has been 4 months since my purchase conveyancing in Penkridge took place. I have checked the Land Registry site which shows that I paid £200,000 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 premises 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.

Hoping to buy a property located in Penkridge and I am already nervous. I couldn't find anything specific about Penkridge. Conveyancing will be needed in due course but do you know about the Penkridge area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Penkridge. In the meantime here are some basic statistics that we found

When it comes to leasehold conveyancing in Penkridge what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in Penkridge. Most leases are unique and legal mistakes in the legal wording can result in certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Repairing obligations to or maintain elements of the premises

You could encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, The Royal Bank of Scotland, and Clydesdale all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the buyer to withdraw.

Penkridge Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

How many years remain on the lease? Best to be warned whether fixing the lift or some other major work is coming up to be shared between the leasehold owners and will dramatically impact the level of the service costs or require a one off invoice. Who is in charge of the block?