Do the conveyancing lawyers that are recommend conduct auction conveyancing in Penn?
We know of a few auction practitioners we can put you in touch with those specialising in auction conveyancing. Penn is just one of our locations in which our lawyers have a presence.
My lawyer in Penn is not on the Norwich and Peterborough Building Society Conveyancing Panel. Is it possible for me to use my family solicitor even though they are excluded from the Norwich and Peterborough Building Society panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Penn solicitors but Norwich and Peterborough Building Society will need to instruct a lawyer on their panel. This will result in additional overall conveyancing fees and result in frustration.
- Get an alternative lawyer to act in the conveyancing, obviously checking they are Persuade your lawyer to use their best endeavours to join the Norwich and Peterborough Building Society conveyancing panel
Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Penn. Do I receive the keys to the property on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Penn?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be called to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
A friend informed me that in buying a property in Penn there could be various restrictions prohibiting external alterations to a property. Is this right?
There are a number of properties in Penn which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Penn should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My solicitor has informed me that restrictive coveneant insurance is required on my purchase. What is the level of cover for Penn conveyancing?
The appropriate level of restrictive coveneant indemnity insurance should be dictated by who your lender. It would differ for example between Lloyds TSB Bank and Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.
A relative recommended that if I am purchasing in Penn I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Penn conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Penn around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Penn Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Penn Education with maps and statistics, Local Amenities and other useful information concerning Penn.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Penn is the location of the property. Can you shed any light on this issue?
Flying freeholds in Penn are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Penn you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penn 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.
Expecting to sign contracts shortly on a leasehold property in Penn. Conveyancing lawyers assured me that they are sending me a report next week. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Penn should include some of the following:
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Your solicitors should enable you to have an understanding of the building insurance requirements What options are open to you if a neighbour is in violation of a provision in their lease? What options are available to the landlord where you have violated the provisions of the lease? Changes to the property
I acquired a leasehold flat in Penn, conveyancing formalities finalised 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Penn with an extended lease are worth £191,000. The ground rent is £55 per annum. The lease terminates on 21st October 2078
With just 53 years unexpired we estimate the premium for your lease extension to range between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.