As someone unfamiliar with the Penryn conveyancing process what is the number one tip you can give me concerning the ownership transfer in Penryn

You may not hear this from too many lawyers but conveyancing in Penryn or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists an abundance of room for conflict between you and other parties involved in the transaction. For example, the seller, selling agent and even potentially a lender. Choosing a law firm for your conveyancing in Penryn is a critical decision as your conveyancer is your adviser, and is the ONE party in the transaction whose interest is to look after your best interests and to keep you safe.

Every so often a potential adversary will try and convince you that it is in your interests to do things their way. For example, the property agent may claim to be assisting by suggesting your solicitor is slow. Or your financial adviser may try to convince you to do something that is contrary to your lawyers guidance. You should always trust your lawyer above all other parties in the home moving process.

My aunt passed away 10 months ago and as sole heir and executor I was left the house in Penryn. The house had a small mortgage remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?

Where you intend to re-mortgage then Clydesdale will insist on your using a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.

I am buying a new build house in Penryn benefiting from help to buy. The developers refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not disclose to my conveyancer about this side-deal as it may impact my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Due to the input of my in-laws I had a survey completed on a house in Penryn before retaining solicitors. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies will refuse to issue a mortgage on a flying freehold house.

It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you contact us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Penryn. Conveyancing may be slightly more expensive based on your lender's requirements.

We expect to complete the sale of our £425,000 apartment in Penryn in 5 days. The freeholder has quoted £396 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Penryn?

Penryn conveyancing on leasehold apartments often involves the buyer’s solicitor sending questions for the landlord to answer. Although the landlord is under no legal obligation to respond to these enquiries the majority will be content to assist. They are at liberty to charge a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is £350, in some situations it is above £800. The management information fee invoiced by the landlord must be sent together with a summary of entitlements and obligations in relation to administration fees, otherwise the charge is not strictly payable. In reality one has no choice but to pay whatever is requested of you should you wish to complete the sale of your home.

I own a ground floor flat in Penryn, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Penryn with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease runs out on 21st October 2076

You have 51 years remaining on your lease we estimate the price of your lease extension to be between £30,400 and £35,200 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.