My wife and I are hoping to purchase a 2 bedroom apartment in Partington with a mortgage. We like our Partington conveyancer, but the bank advise she’s not on their "panel". It appears that we have little choice but to select one of the lender panel conveyancing practices or retain our Partington lawyer as well as pay for one of their panel ones to represent them. We regard this is inequitable; can we not demand that the lender use our Partington conveyancing practitioner ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Partington conveyancing lawyer to apply to be on the conveyancing panel.

I am the registered owner of a freehold premises in Partington but nevertheless pay rent, why is this and what is this?

It’s unusual for properties in Partington and has limited impact for conveyancing in Partington but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

We are planning to purchase with Darlington Building Society. I dropped in a couple of local practices yet am struggling to find a Partington conveyancing firm on the Darlington Building Society panel. Could you help?

Please do take advantage of the find a conveyancing panel solicitor tool on this page. Please choose the building society and type Partington or your preferred area and you will be presented with numerous solicitors located in Partington or nearest you.

I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable figure which is making it all the more appealing. I have since discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Partington. Conveyancing advisers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Partington ?

Most houses in Partington are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Partington in which case you should be shopping around for a Partington conveyancing practitioner and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’sconsent to carry out changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the estate where the house is located on an estate. Your solicitor should advise you fully on all the issues.

I am the registered owner of a leasehold flat in Partington, conveyancing having been completed March 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Partington with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2096

With 72 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account 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.

What is the difference between surveying and conveyancing in Partington?

Conveyancing - in Partington or elsewhere - is the process of legally transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for negotiating the purchase price down or asking the vendor to remedy the defects prior to you complete your move.