I have just been advised by my IFA that my Penn lawyer is not on the bank Solicitor panel. What can I do to be certain that this is indeed the case?
You need to contact your Penn lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they may be able to suggest a Penn conveyancing practice that is on the conveyancing panel for your bank.
We were just about to exchange contracts for a ground floor flat in Penn. We have hit a problem. The mortgage offer with Birmingham Midshires runs out on 15/9/2025 but the vendors are insisting on a completion date of 17/9/2025. Is it possible to extend the mortgage expiry date?
The person best placed to address this concern is your solicitors who will determine whether they should be discussing with the mortgage company, vendor’s representatives, estate agents or possibly all three based on the history of your transaction to date.
Are the BSA intent on creating a search tool with a view to list solicitors on the Darlington Building Society conveyancing panel for instance in Penn?
We would not expect to be advised of any intention on the part of the BSA to promote such a tool.
Please help - my lawyer advises that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Penn?
The appropriate level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Barnsley Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
I have decided to exercise my right to buy my property in Penn off the council. I have a mortgage offer with Bank of Ireland. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
Completion of my purchase has taken place for my property in Penn. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Will my lawyer be raising enquiries about flooding during the conveyancing in Penn.
Flooding is a growing risk for solicitors dealing with homes in Penn. Plenty of people will buy a house in Penn, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, but there are a numerous searches that may be carried out by the purchaser or by their conveyancers which will give them a better understanding of the risks in Penn. The conventional set of information sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to discover whether the property has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the owner, then a purchaser may bring a legal claim for losses as a result of such an inaccurate reply. A purchaser’s solicitors should also order an enviro search. This should disclose if there is any known flood risk. If so, more detailed inquiries should be initiated.
I am downsizing from my home. My former solicitors closed down. I am in need of a recommendation of a conveyancing firm. Im based in Penn if that affects matters.
Please use our search tool to help you choose a solicitor for your conveyancing in Penn. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.