I am buying a property for cash in Penzance. I have been living for the last dozen years in Penzance. Conveyancing searches are a lot of money. Given that I know the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then all but one or two of the Penzance conveyancing searches are optional. Your conveyancer will 'advise', perhaps strongly, that you should have searches carried out, but he is duty bound to take that path of advice. Do take into account; if you are going to dispose of the house one day, it could be of interest to your prospective buyer what the searches determine. On occasion properties with day to day issues can still throw up adverse search results. A competent conveyancing solicitor in Penzance should provide you some sensible advice here.
I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would much rather instruct a local conveyancing solicitor in Penzance?
You should check but the the likelihood is that appoint one of their panel solicitors should you take up the "fee-free" deal. Speak to the lender to check if they make available a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Penzance.
I am planning on selling our house in Penzance and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Penzance lawyer would know that there is no such problem. It does beg the question why the buyers instructed a nationwide conveyancing practice as opposed to a conveyancing solicitor in Penzance. Having lived in Penzance for many years we know of no issue. Do we get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing lawyer already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I'm buying my first flat in Penzance with a mortgage from Accord Mortgages Ltd. The developers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent advised me not disclose to my lawyer about this extras as it could affect my loan with Accord Mortgages Ltd. Do I keep my lawyer in the dark?.
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 am looking for a ground for flat up to £305k and found one near me in Penzance I like with a park and railway links in the vicinity, however it only has 52 remaining years left on the lease. I can't really find anything else in Penzance in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan the shortness of the lease will be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
My cousin has suggested that I appoint his conveyancers in Penzance. Should I choose my own property lawyer?
No doubt the best way to select a conveyancing lawyer is to have referrals from friends or relatives who have used the solicitor that you are contemplating using.