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Find a Penzance Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Penzance? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Penzance home move at risk of delay or failure.

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Recently asked questions about conveyancing in Penzance

We have agreed to purchase a house in Penzance. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?

Given that you are obtaining a mortgage with UBS your lawyer must comply with the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for UBS. The CML Handbook includes minimum specifications for solar panel roof-space leases, and solicitors are required to report to UBS where a lease fails to comply with these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Penzance.

I have today made my last payment due on my mortgage with Santander. I assume I don't need a Penzance lawyer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Santander has sent the Land Registry the discharge electronically, and
  3. Santander has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Santander mortgage has been paid off.

I have instructed a Penzance property lawyer having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Penzance postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Penzance.

I acquired my house on 13 August and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Penzance expressed confidence that it should be concluded in less than a month. Are transfers in Penzance particularly slow to register?

As far as conveyancing in Penzance is concerned, registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can vary depending on the party submitting the application, whether it is in order and whether the Land registry have to notify any third parties. As of today in the region of 80% of submission are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Registration takes place after the buyer is living at the premises therefore 'speed' is not always an essential issue yet where it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Penzance is where the house is located. Can you shed any light on this issue?

Flying freeholds in Penzance are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Penzance you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penzance may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am on look out for some leasehold conveyancing in Penzance. Before I set the wheels in motion I want to be sure as to the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and 99.9% are in Penzance - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Penzance - Examples of Queries before buying

    Its a good idea to discover as much as possible about the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to daily matters like the cleanliness of the communal areas. Ask other tenants what they think of their management. Finally, find out the dates that you are obliged pay the maintenance charge to the relevant party and precisely how they are spending the funds. The prefered form of lease arrangement is where the freehold interest is owned by the leaseholders. In this scenario the leaseholders benefit from control and although a managing agent is often employed where the building is larger than a house conversion, the managing agent is directed by the tenants. You should be aware if it is less than eighty years it will have adverse implications on the marketability of the apartment. It is worth checking with your mortgage company that they are willing to go ahead with the loan given the lease term. A short lease means that you will probably need a lease extension sooner rather than later and it is worth discovering what this would cost. Remember, in most cases you would be required to have been the owner of the premises for two years before you are legally able to extend the lease.

Our conveyancing in Penzance is completing on Friday, however the vendors I am buying off has asked to move out the next day at at 2pm. Can I agree to such a plan?

It is not possible to complete on a Saturday because the bank systems aren't working.

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Find out more about how flying freehold can affect your the value of a property.