Can I use your services to locate a Conveyancing solicitor in Penrith even if I’m not buying or disposing of a house, for instance where I intend to buy a shop in Penrith with a mortgage from Bank of Scotland?
The service is mainly used to find residential conveyancing solicitors in Penrith but we have listed at the bottom of this page some Penrith commercial conveyancing firms. You will need to make contact with the company directly to see if they can also act for Bank of Scotland
Is it the case that all Penrith solicitor practices on the Santander conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Santander approved list of solicitors they would need to be regulated by the SRA. Some banks do list licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.
We previously instructed conveyancing lawyers with offices in Penrith on the RBS solicitor approved list. They are now charging me a supplemental amount for the legal aspects of the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer can charge a fee for this. The fee is not dictated by RBS but by your Penrith property lawyer. Some firms on the RBS panel will charge ’dealing with mortgage’ fee and others do not.
I have paid off my mortgage with Nottingham. I assume I don't need a Penrith property lawyer on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
Are there restrictive covenants that are commonly identified as part of conveyancing in Penrith?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Penrith. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build house in Penrith with the aid of help to buy. The sellers would not move on the amount so I negotiated 6k of extras instead. The property agent told me not reveal to my conveyancer about this deal as it may put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the advice of my in-laws I had a survey completed on a property in Penrith in advance of instructing solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some lenders may refuse to give a mortgage on a flying freehold premises.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Penrith. Conveyancing will be smoother if you use a solicitor in Penrith especially if they are accustomed to such properties in Penrith.
I am downsizing from my property. My past solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. Im based in Penrith if that makes a difference.
Do use our search tool to help you choose a solicitor for your conveyancing in Penrith. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.