Why would I appoint a Penwortham conveyancing solicitors firm when internet based conveyancers are more affordable?

Its a good idea to scrutinise conveyancing costs in Penwortham and you should seek an affordable fee calculation but don’t become consumed with getting the cheapest Penwortham conveyancer. Locating the right conveyancer can be the difference between a smooth and a frustrating house move. You need to ensure that you have expert guidance from a trusted conveyancer. Emails can't replace a phone discussion and are no substitute for a face to face consultation. Our partner firms will appoint you a qualified and experienced conveyancing solicitor that will deal with your conveyancing from from the outset to completion, providing a level of hand holding that you are unlikely to received from an online conveyancer. Our lawyers will inform you as to any developments and keep you informed. If you ever need to phone the office you will be sure who you need to speak to and we'll be sure you are in the know.

AssumingI was to buy a simple residential housein Penwortham for cash and have no survey and no local authority searches how much could I expect to to save on my conveyancing in Penwortham?

The sole reduction in fees you would achieve is the disbursement for searches. The conveyancing practitioner is required to do the vast majority of work - money laundering, liaising with the sellers property lawyer, SDLT submission, register the ownership etc. A marginal saving might be made by not having to register a mortgage but it won't be meaningful.

My uncle passed away last year and as sole heir and executor I was left the property in Penwortham. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?

Where you intend to refinance then Skipton will require that you use a conveyancer on the Skipton conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Skipton conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Skipton mortgage is registered as a charge at the Land Registry.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Penwortham is the location of the property. What do you suggest?

Flying freeholds in Penwortham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Penwortham you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penwortham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Do you have any advice for leasehold conveyancing in Penwortham from the point of view of expediting the sale process?

• Much of the delay in leasehold conveyancing in Penwortham can be reduced if you get in touch lawyers the minute your agents start advertising the property and request that they start to collate the leasehold information needed by the buyers’ conveyancers.
If you have carried out any alterations to the residence would they have required Landlord’s approval? In particular have you installed wooden flooring? Penwortham leases often stipulate that internal structural alterations or installing wooden flooring necessitate a licence from the Landlord acquiescing to such changes. Where you dont have the consents in place you should not communicate with the landlord without checking with your conveyancer in advance. If you hold a share in a the freehold, you should ensure that you are holding the original share document. Organising a duplicate share certificate can be a lengthy formality and slows down many a Penwortham home move. If a new share certificate is needed, do contact the company officers or managing agents (if applicable) for this at the earliest opportunity. Some Penwortham leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.

I am the registered owner of a ground floor flat in Penwortham, conveyancing formalities finalised in 1996. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Penwortham with an extended lease are worth £265,000. The ground rent is £50 per annum. The lease expires on 21st October 2100

With 75 years left to run the likely cost is going to span between £8,600 and £9,800 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.