I am purchasing a garden flat in Redruth. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Redruth you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Redruth.

I am helping my step-mother sell her property in Redruth. Will the conveyancer arrange the EPC or it is for the seller to coordinate?

Following the demise of Home Packs, energy performance certificates was maintained a compulsory element of moving property. An energy assessment should be to hand prior to the property being marketed. It is not as aspect of the sale process that lawyers normally organise. If you are using a Redruth conveyancing solicitor they might be willing to arrange EPC’s given their contacts with long established local providers

My stepmother informed me that in buying a property in Redruth there may be various restrictions affecting the ability to carry out external alterations to the property. Is this right?

We are aware of a number of properties in Redruth which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Redruth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

The formalities of my purchase has taken place for my property in Redruth. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. 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.

A relative recommended that if I am buying in Redruth I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is sometimes quoted for as part of the standard Redruth conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Redruth around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Redruth Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Redruth Education with maps and statistics, Local Amenities and other useful information about Redruth.

Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one near me in Redruth I like with open areas and station in the vicinity, however it's only got 51 years unexpired on the lease. There is not much else in Redruth for this price, so just wondered if I would be making a grave error purchasing a short lease?

Should you require a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.

What makes a Redruth lease problematic?

There is nothing unique about leasehold conveyancing in Redruth. All leases are drafted differently and drafting errors can sometimes mean that certain clauses are missing. The following missing provisions could result in a defective lease:

A provision for the recovery of money spent for the benefit of another party. Service charge per centages that don't add up correctly leaving a shortfall

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Bank of Scotland, and Barclays Direct all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the buyer to withdraw.

I am the registered owner of a split level flat in Redruth, conveyancing was carried out 6 years ago. How much will my lease extension cost? Comparable flats in Redruth with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 2091

With just 65 years unexpired the likely cost is going to span between £13,300 and £15,400 plus legals.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.