Can you help? My Penzance lawyer is advising me that he is legally obliged toapply for Penzance conveyancing searches becausethe firm are on the Santandersolicitor panel. These Penzance checks cost a lot of money can this be avoided?
You have limited options available to you. As you are obtaining a home loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML 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 for my purchase of 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 :
Should our solicitor be raising questions about flooding during the conveyancing in Penzance.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Penzance. There are those who acquire a property in Penzance, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, but there are a number of checks that may be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Penzance. The standard completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to find out if the property has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the seller, then a buyer could bring a legal claim for losses as a result of such an inaccurate answer. The buyer’s lawyers will also carry out an enviro report. This will indicate whether there is any known flood risk. If so, additional investigations should be carried out.
I am buying a new build apartment in Penzance. Conveyancing is daunting 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 conveyancing.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Penzance
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants.
My husband and I are FTB’s - agreed a price, but the agent told us that the seller will only go ahead if we use their chosen solicitors as they need a ‘quick sale’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Penzance
We suspect that the owner is unaware of this demand. Should the vendor require ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the owners and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you intend to instruct your own,trusted Penzance conveyancing solicitors - not the ones that will provide their estate agent a introducer fee or meet his conveyancing targets set by HQ.
My fiance and I have just discovered that one of the directors of the firm acting on the purchase conveyancing in Penzance is an aunty of the vendor. Is this acceptable?
On the basis that there is no conflict of interest this should be fine. If you are obtaining a home loan then the bank may have a say as many mortgage companies have specific instructions concerning this. For example for Halifax Loans as of 26/11/2025, the requirements read as follows :