I am purchasing a house without a mortgage in Penzance. I have lived for the last dozen years in Penzance. Conveyancing searches are a lot of money. Given that I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a home loan, then the vast majority of the Penzance conveyancing searches are optional. Your lawyer will try and sway you, perhaps strongly, that you should have searches carried out, but he is duty bound to take that path of encouragement . One thing to consider; if you are going to sell the house in the future, it will likely be be of interest to your prospective purchaser what the searches determine. Sometimes premises with apparent issues can still throw up unpredicted search results. A good conveyancing solicitor in Penzance will provide you some helpful guidance concerning this.

Me and my partner are purchasing a apartment in Penzance. I might seem paranoid but how we can trust a conveyancer? On completion day we have to send money into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am assisting my aunt sell her house in Penzance. Will the conveyancer arrange an energy performance certificate or should I organise this?

After the demise of Home Information Packs, EPC’s became a mandatory element of selling a house. An EPC must be to hand in advance of the property being advertised. This is not a task that lawyers ordinarily organise. Where you are using a Penzance conveyancing lawyer they might help arrange EPC’s due to their relationships with reputable local providers

My husband and I have arranged the release of further monies on our home loan from Lloyds as we want to carry out renovations to our property in Penzance. Are we obliged to select a bricks and mortar Penzance solicitor on the Lloyds conveyancing panel to deal with the legals?

Lloyds would not normally require firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.

Should my conveyancer be raising enquiries about flooding during the conveyancing in Penzance.

The risk of flooding is if increasing concern for solicitors dealing with homes in Penzance. There are those who buy a house in Penzance, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, however there are a number of checks that can be carried out by the purchaser or on a buyer’s behalf which should figure out the risks in Penzance. The standard completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the owner to find out if the property has suffered from flooding. In the event that the residence has been flooded in past which is not notified by the owner, then a purchaser may issue a compensation claim as a result of such an inaccurate response. A purchaser’s solicitors should also conduct an enviro report. This will disclose if there is any known flood risk. If so, more detailed investigations should be conducted.

Have completed on a a detached house in Penzance , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Penzance conveyancing solicitor works at snail pace, so I want to be sure the land registry aspects are addressed.

There is nothing unique about conveyancing in Penzance registration formalities. Rather than based on location, timeframes can adjust depending on the party submitting the application, whether it is in order and whether the Land registry must send notices to any interested persons or bodies. As of today roughly three quarters of submission are fully dealt with in less than three weeks but occasionally there can be protracted delays. Historically registration is effected once the purchaser is living at the property therefore an expedited registration is not typically an essential issue but 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.

I have been on the look out for a flat up to £195,000 and found one close by in Penzance I like with open areas and railway links in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Penzance for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a home loan the shortness of the lease will likely be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.