I am hoping to receive a mortgage offer from Santander. I would like to retain the legal services of a Licensed Conveyancer in Penwortham. Does the Santander Solicitor panel include conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
The deeds to my property can not be found. The conveyancers who handled the conveyancing in Penwortham 4 years ago are no longer around. What are my options?
Assuming you have a registered title the information relating to your proprietorship will be documented by HMLR with a Title Number. It is possible to perform a search at the Land Registry, find your house and obtain up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will also normally retain a certified copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Penwortham is the location of the property. Can you offer any advice?
Flying freeholds in Penwortham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Penwortham you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penwortham may ascertain 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.
We expect to complete our sale of a £225,000 flat in Penwortham in just under a week. The managing agents has quoted £312 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Penwortham?
Penwortham conveyancing on leasehold maisonettes nine out of ten times results in fees being levied by managing agents :
Answering pre-exchange enquiries
Where consent is required before sale in Penwortham
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I own a 2 bed flat in Penwortham, conveyancing having been completed July 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Penwortham with over 90 years remaining are worth £191,000. The ground rent is £55 levied per year. The lease comes to an end on 21st October 2072
You have 53 years left to run we estimate the premium for your lease extension to be between £27,600 and £31,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
We are midway through buying a property in Penwortham. Conveyancing solicitor has told us the property is "Leasehold". Does this adversely affect the salability of the house?
Penwortham conveyancing does not usually involve leasehold houses. The crucial consideration here is the length of lease and the ground rent. If it's 999 years with a peppercorn rent, it's almost the same as freehold, so it shouldn't impact the saleability significantly.
At the other extreme, if it's, say, 50 years it will have a material impact on the saleability, and most likely wouldn't be acceptable to the lender. The remaining lease term and ground rent will be stated in the lease to be supplied to your conveyancing practitioner.