Last February we completed a house move in Perranporth. We have noticed several problems with the house which we suspect were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been ordered for conveyancing in Perranporth?

The question is not clear as what problems have arisen and if they are relate to conveyancing in Perranporth. Conveyancing searches and due diligence initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, a seller fills in a form called a Seller’s Property Information Form. answers is inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Perranporth.

Our lender has suggested a law firm on their panel based in Perranporth but I would rather instruct a conveyancing lawyer in Perranporth local to me. Are you able to assist?

Not all Perranporth conveyancing practitioners are approved and listed on all lender’s conveyancing panel. Please make use of our find an approved solicitor tool to choose a Perranporth conveyancing firm on the on the mortgage company panel.

It has been three months following my purchase conveyancing in Perranporth completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am looking for a ground for flat up to £245,000 and found one close by in Perranporth I like with a park and transport links nearby, however it only has 52 years unexpired on the lease. There is not much else in Perranporth in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

Should you require a mortgage the shortness of the lease may be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

I want to sublet my leasehold flat in Perranporth. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Some leases for properties in Perranporth do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I bought a studio flat in Perranporth, conveyancing was carried out 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Perranporth with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ends on 21st October 2098

With just 75 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.