My mortgage broker has requested my Penistone lawyer’ panel member for the Lloyds conveyancing panel. What is the best way to obtain this. I have called my local Penistone branch but they have not got back to me yet.
The sensible thing to do is ask for this information from your Penistone lawyer . Most Penistone conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
We are close to exchanging contracts on the sale of our home in Penistone and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Penistone conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Penistone. Having lived in Penistone for six years we know of no issue. Is it a good idea to contact our local Authority to get confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
My wife and I purchased a terraced Georgian property in Penistone. Conveyancing solicitor represented me and Barnsley Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the exact same property. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Penistone and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing lawyer who conducted the purchase.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Penistone is the location of the property. What do you suggest?
Flying freeholds in Penistone are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Penistone you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penistone 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 property.
Am I better off to choose a Penistone conveyancing practitioner based in the area that I am purchasing? We have a good friend who can conduct the legal work but his firm is located over three hundred kilometers drive away.
The benefit of a high street Penistone conveyancing firm is that you can attend the office to sign paperwork, hand in your identification documents and apply pressure on them if necessary. Having local Penistone know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were impressed that must surpass using an unknown Penistone conveyancing lawyer solely due to them being local.
I am employed by a reputable estate agent office in Penistone where we see a number of flat sales jeopardised due to leases having less than 80 years remaining. I have been given conflicting advice from local Penistone conveyancing firms. Could you confirm whether the vendor of a flat can instigate the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I inherited a split level flat in Penistone, conveyancing formalities finalised January 2008. Can you work out an approximate cost of a lease extension? Corresponding properties in Penistone with a long lease are worth £165,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ceases on 21st October 2102
With only 77 years left to run the likely cost is going to be between £7,600 and £8,800 as well as costs.
The figure 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 investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns 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 placing reliance on this information without first getting professional advice.