A relative recommended that if I am buying in Penryn I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes included in the estimate for your Penryn conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Penryn around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Penryn Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding Penryn.

My wife and I have a semi-detached Edwardian house in Penryn. Conveyancing practitioner represented me and The Royal Bank of Scotland. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Penryn and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing lawyer who completed the work.

I'm purchasing a new build house in Penryn with the aid of help to buy. The builders would not move on the amount so I negotiated 6k of extras instead. The property agent told me not reveal to my lawyer about the extras as it could jeopardize my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

How simple is it to use your search facility to select a conveyancing lawyer in Penryn on the approved list for my bank?

1st choose a mortgage company such as Birmingham Midshires, Virgin Money or Clydesdale then choose your location such as Penryn. Conveyancing organisations in Penryn and nationally will then be shown.

If all goes to plan we aim to complete the disposal of our £300,000 maisonette in Penryn on Tuesday in a week. The landlords agents has quoted £372 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Penryn?

For the majority of leasehold sales in Penryn conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing conveyancing due diligence questions Where consent is required before sale in Penryn Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Penryn leasehold premises is £350. For Penryn conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

I own a 1 bedroom flat in Penryn, conveyancing was carried out in 2007. 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? Corresponding flats in Penryn with an extended lease are worth £192,000. The ground rent is £55 per annum. The lease ends on 21st October 2078

With only 54 years left to run we estimate the premium for your lease extension to be between £32,300 and £37,400 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.