I am buying a house for cash in Penzance. I have resided for the previous 15 years in Penzance. Conveyancing searches are a lot of money. As I have knowledge of the area and road intimately must I have all the conveyancing searches?
If you not getting a mortgage, then all but one or two of the Penzance conveyancing searches are optional. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches carried out, but he has a professional duty to take that path of encouragement . One thing to take into account; if you are going to sell the house in the future, it will be of relevance to your future purchaser what the searches contain. There are plenty of instances where properties with functional issues can still show up unfavourable search results. A competent conveyancing solicitor in Penzance will be able to give you some constructive advice here.
Why is leasehold purchase conveyancing in Penzance is more expensive?
Penzance leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel conveyancer as I would much rather instruct a Penzance based conveyancing firm?
You should check but the the probability is that appoint one of their panel solicitors should you accept the "fee-free" deal. Call the bank and explore if they make available a monetary alternative. Some lenders have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Penzance.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when acquiring a house in Penzance? or Apparently there is a law dating back centuries that means some homeowners living in a parish church boundary may be liable to contribute towards maintenance to the chancel in proximity to the church. Is this applicable for conveyancing in Penzance?
Unless a prior acquisition of the house completed post 12 October 2013 you could expect lawyers conducting conveyancing in Penzance to continue to recommend a chancel search and or chancel repair liability policy.
Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who conducted the conveyancing in Penzance 4 years ago are no longer around. What do I do?
Assuming you have a registered title the information relating to your ownership will be evidenced by the Land Registry under a Title Number. It is possible to execute a search at the Land Registry, identify your house and obtain current copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.