We are a couple about to sign contracts for a ground floor flat in Penshaw. We encountered a snag. The mortgage offer with Aldermore runs out on 20/2/2026 but the vendors are insisting on a completion date of 24/2/2026. Is it possible to prolong the mortgage offer?
The best person to address this issue is your conveyancer who should calculate if they better off negotiating with the bank, seller’s lawyers, selling agents or possibly all parties given the history of your conveyancing as of today.
As someone not used to conveyancing in Penshaw what’s the number one tip you can give me concerning the legal transfer of property in Penshaw
You may not hear this from too many lawyers but conveyancing in Penshaw and elsewhere in Tyne And Wear is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of opportunity for friction between you and others involved in the legal transfer of property. For example, the seller, estate agent and on occasion the lender. Appointing a solicitor for your conveyancing in Penshaw an important selection as your conveyancer is your adviser, and is the ONE party in the process whose interest is to look after your legal interests and to protect you.
Every so often a third party with a vested interest will attempt to persuade you that you should follow their advice. For example, the selling agent may claim to be assisting by claiming that your lawyer is wrong. Or your financial adviser may advise you to do take action that is contrary to your conveyancers advice. You should always trust your lawyer above all other parties in the conveyancing process.
There are a variety of conveyancing solicitors in Penshaw but how do I know who I should use?
Do not opt for the cheapest Penshaw conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
When it comes to mortgage companies such as TSB, do Penshaw property lawyers face a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
We expect to receive a OIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Penshaw solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Penshaw solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
In my capacity as executor for the estate of my grandmother I am selling a property in Neath but live in Penshaw. My conveyancer (based 235 kilometers awayrequires that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing solicitor in Penshaw who can attest this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Penshaw based
Last June I purchased a leasehold house in Penshaw. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a garden flat in Penshaw, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Penshaw with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 2088
With just 63 years remaining on your lease we estimate the premium for your lease extension to range between £16,200 and £18,600 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 in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.