After what seems like an age a mortgage offer from Nationwide for the refinancing of my 2 bedroom garden flat is due imminently. Are you able to recommend a low cost conveyancing solicitor in Penistone?

This site is not designed to help those in their quest for the lowest fares for conveyancing solicitors in Penistone. Our intention is to offer affordable conveyancing but we do not advertise as being the cheapest. Avoid the trap of appointing brokers teasing you with £100 conveyancing in Penistone. Optimistically, in being led by low cost conveyancing, you will end up with what you pay for and at worst you will end up spending a lot in extras and still not receive the service expected.

I own a freehold residence in Penistone but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in Penistone and has limited impact for conveyancing in Penistone 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 date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

The Penistone conveyancing lawyers that just started acting on my purchase in Penistone have without warning closed. I chose them because I had to have a solicitor on the Virgin Money conveyancing panel and my previous Penistone lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?

Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Virgin Money conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.

We are buying a 3 bedroom semi in Penistone. We would like to carry out an extension to the side at the property.Will the conveyancing process involve enquiries to ascertain if these alterations are allowed?

Your conveyancer will check the registered title as conveyancing in Penistone can sometimes identify restrictions in the title documents which restrict certain works or need the consent of another owner. Some works require local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.

I am being advised by my conveyancer that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Penistone?

The appropriate level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Coventry Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

I have a mortgage with Principality for my property in Penistone. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Principality?

Principality must be informed of your intention in advance of renting your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. You need not do this via a Principality conveyancing panel solicitor.

I am looking for a flat up to £195,000 and identified one round the corner in Penistone I like with amenity areas and transport links in the vicinity, however it's only got 51 remaining years left on the lease. There is not much else in Penistone in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you need a mortgage the remaining unexpired lease term will likely be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.