I am buying a property without a mortgage in Penrith. I have resided for the previous 15 years in Penrith. Conveyancing searches are expensive. As I know the road and vicinity intimately must I have all the conveyancing searches?

If you not getting a home loan, then almost all of the Penrith conveyancing searches are at your discretion. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches completed, but she has a professional duty to take that path of guidance. Do bear in mind; if you are intend to sell the house in the future, it could be of interest to your prospective purchaser what the searches reveal. Sometimes houses with apparent issues can still throw up adverse search results. A good conveyancing solicitor in Penrith should provide you some practical guidance concerning this.

A friend advised me that if I am purchasing in Penrith I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is occasionally quoted for as part of the standard Penrith conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Penrith around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information about Penrith.

I am buying a new build apartment in Penrith. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Penrith

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Please confirm the Lease plans are surveyor prepared.

I am looking into buying my first house which is in Penrith and I am already nervous. I couldn't find anything specific about Penrith. Conveyancing will be needed in due course but do you know about the Penrith area? or perhaps some other tips you can share?

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

Having checked my lease I have discovered that there are only 72 years unexpired on my flat in Penrith. I now want to get lease extension but my landlord is can not be found. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to locate the landlord. On the whole an enquiry agent should be helpful to conduct investigations and prepare an expert document which can be used as proof that the landlord can not be located. It is advisable to get professional help from a solicitor both on proving the landlord’s absence and the application to the County Court overseeing Penrith.

I purchased a 2 bed flat in Penrith, conveyancing formalities finalised January 2008. Can you work out an approximate cost of a lease extension? Equivalent flats in Penrith with an extended lease are worth £221,000. The ground rent is £50 per annum. The lease ends on 21st October 2094

With 70 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.