Can you help? My Penzance conveyancer is assuring me that she is duty bound toconduct Penzance conveyancing searches asthe firm are on the HSBCapproved lawyer panel. These Penzance checks cost a lot of money can this be avoided?
You have limited options available to you. Given that you are taking out a loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Penzance conveyancing searches.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Penzance. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 26/11/2025, the requirements read as follows :
Will our conveyancer be asking questions concerning flooding during the conveyancing in Penzance.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Penzance. There are those who acquire a house in Penzance, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, however there are a various searches that can be carried out by the purchaser or by their conveyancers which can give them a better appreciation of the risks in Penzance. The standard completed inquiry forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual question of the seller to determine if the premises has ever been flooded. In the event that the premises has been flooded in past which is not revealed by the seller, then a purchaser could bring a claim for damages as a result of such an inaccurate reply. A buyer’s solicitors should also order an environmental search. This will disclose if there is a recorded flood risk. If so, further investigations should be conducted.
About to purchase 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. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Penzance
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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.
My husband and I are first time buyers - had an offer accepted, but the agent informed us that the owners will only move forward if we instruct the agent's chosen conveyancers as they want a ‘quick sale’. We would rather use a local conveyancer accustomed to conveyancing in Penzance
We suspect that the owner is unaware of this requirement. If they desire ‘a quick sale', turning down a motivated purchaser is not the way to achieve this. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you intend to appoint your own,trusted Penzance conveyancing solicitors - as opposed tothe ones that will provide their estate agent a introducer fee or achieve conveyancing thresholds set by senior management.
We today become aware that one of the directors of the law firm handling the purchase conveyancing in Penzance is related to the seller. Is this permitted?
On the basis that there is no conflict of interest this is permitted. Where you are requiring mortgage finance then the bank may have a say as many mortgage companies have specific requirements concerning this. For example for Halifax Loans as of 26/11/2025, the requirements read as follows :