Why would I instruct a Penley conveyancing practice given that internet based alternatives are less overpriced?

By all means make sure that you get 2 or 3 like-for-like quotes for conveyancing costs in Penley and you should seek a reasonable estimate but don’t become consumed with sourcing the lowest priced Penley conveyancer. Locating the right conveyancer can be the distinction between a smooth and a frustrating house move. It is important that you ensure that you have expert guidance from a trusted solicitor. Emails can't take the place of a phone call and are no substitute for a face to face consultation. The firms that we work with will appoint you a qualified and top rated conveyancing solicitor that will deal with your conveyancing from start to finish, providing a level of personalised service that you rarely receive from an web based conveyancer. Our lawyers will contact you regularly to update you on headway and keep you informed. If you ever need to phone the office you will be sure who to ask for and we'll endeavour to make sure that you're not left wondering what's going on.

My father informed me that in buying a property in Penley there may be various restrictions limiting what one can do in terms of external changes to the property. Is this right?

We are aware of a number of properties in Penley which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Penley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I had a mortgage agreed in principle with Santander. Penley conveyancing solicitors are instructed. How long does it take for Santander to send the offer to the solicitor?

There is no definitive answer here. Have Santander conducted the valuation? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am selling my house. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being a right pain. The Penley solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I purchased a renovated Georgian house in Penley. Conveyancing lawyer acted for me and Aldermore. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Penley and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing lawyer who completed the work.

How do I locate a Penley law firm on the Platform Home Loans Ltd conveyancing panel? I have wheels and am willing to travel upto 20kilometers to meet the lawyer.

Feel free to make use of the facility on this website. Please select a mortgage company and your location and you will see a number of Penley conveyancing lawyers located nearest you. We have detailed some Penley conveyancing firms at the bottom of this page and you can ring them to see whether they are on the Platform Home Loans Ltd approved list

I work for a busy estate agency in Penley where we have witnessed a few flat sales jeopardised as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Penley conveyancing solicitors. Can you clarify whether the owner of a flat can instigate the lease extension process for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Penley Leasehold Conveyancing - A selection of Questions you should consider before Purchasing

Is there a share of the freehold? The answer will be useful as a) areas can result in problems for the building as the common areas may start to deteriorate where services remain unpaid b) if the tenants have an issue with the running of the building you will wish to have complete disclosure Many Penley leasehold flats will be liable to pay a service bill for maintenance of the block invoiced by the freeholder. If you buy the property you will have to pay this charge, usually in instalments accross the year. This could differ from several hundred pounds to thousands of pounds for buildings with lifts and large common grounds. In all probability there will be a rentcharge for you to pay annual, this is usually not a exorbitant figure, say approximately £50-£100 but you need to enquire as sometimes it can be many hundreds of pounds.