Can you help? My Penryn conveyancer is assuring me that he has toapply for Penryn conveyancing searches asthe firm are on the Lloydsapproved lawyer panel. Is my solicitor correct?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Penryn conveyancing searches.
As someone clueless as to conveyancing in Penryn what is the number one tip you can give me concerning the legal transfer of property in Penryn
You may not hear this from too many lawyers but conveyancing in Penryn or throughout Cornwall is an adversarial process. In other words, when it comes to conveyancing there exists an abundance of room for confrontation between you and other parties involved in the ownership transfer. E.g., the vendor, property agent and on occasion a bank. Selecting a law firm for your conveyancing in Penryn should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the process whose role it is to act in your legal interests and to protect you.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone must be blamed for the process taking so long. You your first instinct should be to trust your conveyancer above the other players in the home moving process.
We are buying a detached bungalow in Penryn. We would like to carry out an extension to the side at the house.Will legal conveyancing on the property include investigations to see if these works are prohibited?
Your solicitor should review the registered title as conveyancing in Penryn will sometimes reveal restrictions in the title deeds which restrict certain works or necessitated the consent of a 3rd party. Some additions require local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
We have agreed to purchase a house in Penryn. An unusual aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Bank of Ireland your lawyer must comply with the formal instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Bank of Ireland where a lease does not meet these conditions. The provisions relate to the installation of panels on properties countrywide and is not restricted to Penryn.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being a right pain. The Penryn solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Despite weeks of looking the Title Certificate and documents to our house are lost. The conveyancers who dealt with the conveyancing in Penryn 10 years ago are no longer around. What are my options?
Assuming you have a registered title the details of your ownership will be held by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, locate your house and order up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I'm purchasing my first flat in Penryn with a mortgage from Leeds Building Society. The builders would not move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not to tell my conveyancer about this side-deal as it will adversely affect my loan with Leeds Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Penryn is where the house is located. What do you suggest?
Flying freeholds in Penryn are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Penryn you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penryn may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.