It has come to my attention via my broker that my Penryn lawyer is not on the bank Conveyancing panel. How can I be sure that this is correct?

You need to call your Penryn lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.

Me and my partner are purchasing a property in Penryn. I might seem paranoid but how we can trust a lawyer? On the day of competition we have to put money into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Are all Penryn Conveyancing Quality Solicitors on the Principality conveyancing panel?

A selection of lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

Santander have agreed my home loan in principle, my offer on a flat in Penryn has been agreed to, now what?

Your property agent will need to be advised as to your solicitor's details (make sure the property lawyers are on the lender’s approved list). Telephone Santander or the broker and finalise any appropriate forms. Santander will instruct a valuer who will get in touch with the selling agent or vendor to book an appointment. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Santander will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Penryn.

I am buying a new build flat in Penryn. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Penryn

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I am attracted to a couple of flats in Penryn which have about forty five years left on the leases. Will this present a problem?

There are plenty of short leases in Penryn. The lease is a right to use the premises for a prescribed time frame. As the lease shortens the marketability of the lease deteriorates and it becomes more expensive to acquire a lease extension. This is why it is often a good idea to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease as mortgage lenders may be reluctant to lend money on such properties. Lease enfranchisement can be a difficult process. We recommend you get professional assistance from a conveyancer and surveyor with experience in this field.

Penryn Leasehold Conveyancing - A selection of Queries Prior to buying

Are there any major works in the near future that will increase the service charges? Be sure to find out if there are any onerous restrictions in the lease. For example it is very common in Penryn leases that pets are not permitted in in a block in Penryn. If you like the flatin Penryn however your dog is not allowed to move with you then you have a very difficult decision.

How varied are the property related services that Penryn conveyancing solicitors manage?

In the main Penryn conveyancing practices will handle a wide range of legal advice to residential and agricultural land proprietors, sellers, purchasers, landlords and tenants helping outwith some of the following:

Home sale conveyancing in Penryn or elsewhere in the country Domestic purchase conveyancing in Penryn and throughout England and Wales Shariah Compliant Islamic Conveyancing Complex land law issues Shared equity purchase (part buying and part renting) Leasehold conveyancing selling and buying