We opted for a Penshaw based solicitor for my conveyancing in Penshaw last week. Upon checking the Ts and Cs I noteI am responsible for fees even if the movefalls through. Should I go with them or appoint an on-line conveyancing brokerage advertising no completion no cost conveyancing in Penshaw?

It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the fee levels will tend to be be higher to counteract the conveyances that do not go ahead. Do bear in mind that these schemes generally do not protect you from outlay such your Penshaw conveyancing search costs.

Can you clarify what the consequences are if my solicitor is removed from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Penshaw?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

We are buying a flat in Penshaw. It might be a silly question but how we can trust a solicitor? On the day of competition we will need to send money into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Penshaw?

There are many recorded licenced Conveyancers in Penshaw and Solicitor firms in Penshaw offering conveyancing It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. The two can deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Have just purchased a repossessed house at auction in Penshaw. Conveyancing is necessary. What are my next steps?

Given that you have now legally committed yourself to purchase you will need to retain a conveyancing lawyer quickly as you will have a tight a drop dead date to complete the transaction. Every auction property will ordinarily have a bespoke auction set of papers. This will include evidence of title and search results. Where you are dealing with leasehold property the auction pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You should pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding organised to complete on the on the contractual date .

I'm converting the mortgage on my existing home to a buy to let mortgage with Britannia and intend to use the remaining equity towards a second property. The area we are looking at is Penshaw. Will your solicitors be able to act for the two lenders and tie in the two deals?

Do use our comparison tool on this page to check that the conveyancers are on the appropriate lender panels. Having checked that they are the conveyancer will be able to simultaneously deal with the two conveyancing matters but you should talk with you lawyer and make apparent your expectations and requirements.

Looking forward to exchange soon on a basement flat in Penshaw. Conveyancing solicitors inform me that they are sending me a report within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Penshaw should include some of the following:

Does the lease prevent you from renting out the property, or having a home office for business Who has the liability for maintaining the window frames Repair and maintenance of the premises What you can do if an adjoining owner breaches a clause of their lease?

I acquired a leasehold flat in Penshaw, conveyancing formalities finalised December 2002. 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? Similar flats in Penshaw with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2093

With only 68 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered 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 seeking the advice of a professional.