It may have been a long time coming a mortgage agreement from HSBC for the refinancing of my 4 room maisonette is expected within the next few days. Are you able to recommend a cheap conveyancing law firm in Penzance?
This site is not designed to help those in pursuit of a cheap conveyancing in Penzance. Our intention is to offer value for money conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing organisations enticing you with £100 conveyancing in Penzance. At best, in deciding on low cost conveyancing, you will end up with what you pay for and at worst it will result in you with a hefty uplift in additional fees and still not receive the service expected.
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 Coventry BS be concerned?
As you are obtaining a mortgage with Coventry BS your lawyer must follow the formal requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Coventry BS where a lease fails to meet these requirements. The requirements relate to the installation of panels on properties countrywide 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 discharge the mortgage at the Land Registry. Am I right?
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:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Penzance. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have been told that property searches are the number one cause of stalling in Penzance conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of slowing down conveyancing in Penzance.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Penzance is where the house is located. What do you suggest?
Flying freeholds in Penzance are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Penzance you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penzance may ascertain 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.
My uncle has encouraged me to use his conveyancers in Penzance. Should I find my own property lawyer?
Much as we are happy to recommend a Penzance conveyancing lawyer it’s preferable to choose a conveyancing lawyer is to have recommendations from friends or relatives who have actually previously instructed the firm you're considering.