I am buying a terrace house in Penzance. Our aim is to an extension at the rear at the house.Will legal conveyancing on the property involve checks to determine if these works are allowed?

Your property lawyer should review the deeds as conveyancing in Penzance will on occasion identify restrictions in the title documents which restrict certain works or necessitated the permission of a 3rd party. Certain additions need local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.

Completion of my remortgage has taken place for my property in Penzance. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily 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 who will take matters further.

I recently had an offer accepted on a house in Penzance. My mortgage broker recommended their conveyancers. I paid an upfront payment of £200. A few days later, the conveyancer called me sheepishly admitting that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Just had an offer accepted on a new build apartment in Penzance. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Penzance

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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.

Do I need to be wary that brokers that I am dealing with are recommending a web based conveyancing firm rather than a local Penzance conveyancing firm?

As is the case with lots of service providers, often input from connections can be worth their weight in gold. But there are numerous players in a conveyancing matter; estate agents, mortgage brokers and lenders might all suggest conveyancers to select. On occasion these solicitors might be known to one of the organisations as being good in their field, but sometimes there is an underlying commercial relationship behind the endorsement. You are free to appoint your preferred conveyancer. Don't forget that some mortgage providers have an approved list of solicitors you have to use for the mortgage related work in your house move.

We're FTB’s - agreed a price, but the selling agent told us that the seller will only proceed if we use the agent's recommended solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Penzance

We suspect that the seller is not behind this ultimatum. If they require ‘a quick sale', taking such a hostile approach to a serious purchaser is likely to cause more damage than good. Speak to the vendors direct and make sure they understand (a)you are motivated purchasers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you intend to instruct your preferred Penzance conveyancing lawyers - not the ones that will provide the negotiator at the agency a referral fee or achieve conveyancing figures pre-set by head office.

I am buying a flat and cash is in place. My lawyer has been given with two distinct forms of photo ID, bank statement, multiple utility bills. Now he requires a copy from a probate lawyer acknowledging that the money is legitimate and that it has come from inheritance and not via illegitimate means.

For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Penzance conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.