Are the Penzance conveyancing solicitors identified as being on the Nottingham conveyancing panel, together with their details provided by Nottingham?

Penzance conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.

I am purchasing a property and need a conveyancing solicitor in Penzance who is on the Barclays approved. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barclays in certain locations such as Penzance. We dont recommend any particular firm.

My wife and I purchasing a victorian detached house in Penzance. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve checks to see if these alterations are allowed?

Your solicitor should check the deeds as conveyancing in Penzance will occasionally identify restrictions in the title documents which prohibit certain alterations or necessitated the permission of a 3rd party. Certain extensions require local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.

The formalities of my remortgage has taken place for my property in Penzance. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost 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 Department 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 who will take matters further.

After months of negotiation I have agreed a price on an apartment in Penzance. My financial adviser pressured me to appoint their solicitor. I paid an upfront payment of £150. Shortly after, the conveyancer contacted me embarrassingly acknowledging that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I used Stirling Law a few years past for my conveyancing in Penzance. I now require my file however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Penzance of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

My husband and I may need to sub-let our Penzance 1st floor flat for a while due to a career opportunity. We used a Penzance conveyancing firm in 2002 but they have since shut and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

The lease dictates the relationship between the landlord and you the leaseholder; specifically, it will indicate if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Penzance do not prevent an absolute prevention of subletting – such a provision would undoubtedly devalue the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

Penzance Leasehold Conveyancing - Sample of Queries before Purchasing

Are any of leasehold owners in arrears of their service charge liability? Who are the managing agents? It is important to be aware whether redecorating or some other significant cost is pending that will be shared between the leasehold owners and will materially increase the the service charges or result in a one time invoice.