Are you able to suggest a The Mortgage Works sanctioned Penwortham conveyancing lawyer who can have us moved in within 10 days? Would it be better to use a local Penwortham conveyancer or a nationwide firm?

We would be happy to suggest some excellent Penwortham conveyancing firms. Another option is to visit the main road in Penwortham. Approach a couple of firms and request to speak with a conveyancing solicitor for a costs illustration. Mention your deadline together with the reasons and get a commitment on your deadline. Appoint the one that genuine.

My aunt passed away six months ago and as sole heir and executor I was left the property in Penwortham. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?

Where you plan to refinance then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Ireland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Ireland mortgage is registered as a charge at the Land Registry.

I used Arc property Solicitors several years ago for my conveyancing in Penwortham. Now, I need the documents however the law firm has closed. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Penwortham of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

My wife and I purchased a leasehold house in Penwortham. Conveyancing and Aldermore mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Penwortham who acted for me is not around. Any advice?

The first thing you should do is contact the Land Registry to be sure that this person is indeed the new freeholder. It is not necessary to instruct a Penwortham conveyancing firm to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Penwortham Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing

You should be aware that where the lease has no more than 80 years it will have adverse implications on the value of the flat. It is worth checking with your lender that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and it is worth finding out what this will be. Remember, in most cases you would need to own the premises for two years before you are legally able to extend the lease. It is important to be aware whether redecorating or some other major work is coming up that will be shared between the tenants and will dramatically impact the level of the service costs or necessitate a one off payment.

Is it true that a Penwortham conveyancing solicitor taken to court by clients for failing to conduct comprehensive conveyancing searches?

We are not aware of such a Penwortham conveyancing matter but according to a recent report, a couple purchasing a property elsewhere in England successfully won a claim against their conveyancing practitioner due to development plans to build a wind farm not being identified in conveyancing searches.

Where you are buying in Penwortham It is essential that your property lawyer carry out all Penwortham conveyancing searches required making sure that you have relevant and up to date information before buying a home in Penwortham.