I am currently in the process of buying my council flat in Penrith. I have a mortgage agreed with Co-operative. Conveyancing is new to me. 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 Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
Completion of my remortgage has taken place for my property in Penrith. Conveyancing was satisfactory 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 Services Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling my apartment. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being pedantic. The Penrith solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My friend suggested that where I am purchasing in Penrith I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Penrith conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Penrith around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Penrith Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Penrith.
It has been four months since my purchase conveyancing in Penrith took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Penrith differ for new build properties?
Most buyers of new build residence in Penrith approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is ready to move into. This is because builders in Penrith usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Penrith or who has acted in the same development.
My company is intending to lease a unit on a shopping parade. Can you recommend lawyers offering fixed costs for commercial conveyancing in Penrith for less than 1500k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Penrith, including the disposal and acquisition of businesses as well as simply property. Whether you are looking to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right solicitor. Regarding the costs these will vary based on the structure and complexity of the proposed transaction. Let us have your contact information or email so as to enable us to furnish you with a fixed commercial conveyancing quote.
I am attracted to a two apartments in Penrith both have in the region of forty five years unexpired on the lease term. Do I need to be concerned?
A lease is a right to use the premises for a period of time. As a lease shortens the marketability of the lease deteriorates and it becomes more costly to acquire a lease extension. This is why it is advisable to increase the term of the lease. It is often difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease extension can be a protracted process. We recommend you seek professional assistance from a conveyancer and surveyor with experience in this field.
Penrith Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying
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How is the lease structured? Who takes responsibility for maintaining and repairing the block? Does this lease have in excess of 85 years remaining?