We previously chose solicitors locally in Penley on the UBS solicitor approved list. They have just billed me a supplemental fee for handling the UBS mortgage. Is this an additional conveyancing fee specified by UBS?

Provided it is contained in their Terms and Conditions or Quote then yes your lawyer may charge a fee for this. This charge is not set by UBS but by your Penley conveyancer. Numerous firms on the UBS panel will levy ’dealing with mortgage’ fee and others do not.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Penley building society branch on numerous occasions and was reassured it wasn't a problem and they will lend. My Penley conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

As long as the property lawyer is on the bank panel, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am due to exchange contracts on my flat. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, RBS are being pedantic. The Penley solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.

The deeds to my house can not be found. The solicitors who handled the conveyancing in Penley 4 years ago have long since closed. Will I be able to sell the house?

Nowadays there are duplicates made of almost everything, and your conveyancer should be aware exactly where to look for all the appropriate paperwork so you may purchase or dispose of your house without a hitch. If duplicates can’t be located, your conveyancer can arrange cover in the form of insurance or indemnities protecting you against possible claims on the premises.

I am looking for a ground for flat up to £305k and found one near me in Penley I like with amenity areas and station in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Penley in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

If you need a home loan that many years will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.

All being well we will complete our sale of a £275,000 garden flat in Penley in just under a week. The freeholder has quoted £324 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Penley?

Penley conveyancing on leasehold maisonettes normally necessitates administration charges invoiced by managing agents :

Completing pre-exchange enquiries Where consent is required before sale in Penley Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

I acquired a 1st floor flat in Penley, conveyancing having been completed in 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Penley with over 90 years remaining are worth £190,000. The ground rent is £65 yearly. The lease finishes on 21st October 2086

You have 61 years unexpired we estimate the price of your lease extension to be between £19,000 and £22,000 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues 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 based on this information without first getting professional advice.

I am buying a ground floor maisonette in Penley. Conveyancing solicitor is awaiting, from the owner, building insurance documents. Earlier today I was advised that the vendor needs to send the insurance paperwork for the flat above also. Why would my lawyer need to see the insurance for the flat above? Is it strictly required? We have been stalled for the last month…

It is not unheard of in leasehold conveyancing in Penley to discover Conveyancing in Penley in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats as opposed to the landlord insuring the whole premises - which is definitely preferable. Do contact your solicitor but it would seem that your lawyer is looking to verify that the complete building is insured. Insuring a ground floor flat is no help when it comes to rebuilding after a fire if the 1st floor cannot be reinstated as a result of lack of insurance.