I am looking to buy a flat and require a conveyancing solicitor in Penryn who is on the approved. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for in certain locations such as Penryn. We dont recommend any particular firm.

We had instructed conveyancers locally in Penryn on the solicitor approved list. They are now charging me a supplemental charge for handling the mortgage. Is this an additional conveyancing fee set by ?

Provided it is contained in their Terms and Conditions or estimate then yes your is entitled to levy a fee for this. The charge is not dictated by but by your Penryn . Numerous firms on the panel will quote an ‘acting for lender’ fee but some practices incorporate it on their overall fee.

I am buying a property in Penryn. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender be concerned?

Given that your lender is your lawyer must comply with the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for . The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and are required to report to where a lease fails to meet these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Penryn.

I currently have a mortgage with for my property in Penryn. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform ?

Your original mortgage agreement with will provide that you need their approval in advance of letting out your property as this is likely to be a breach of ’s mortgage conditions. It may be that will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. It should not be necessary to do this via a conveyancing panel firm.

My partner and I are close to exchanging contracts on the sale of our house in Penryn and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Penryn lawyer would know that there is no such problem. It does beg the question why the purchasers are using an internet conveyancing firm rather than a conveyancing solicitor in Penryn. We have lived in Penryn for many years we know that this is a non issue. Is it a good idea to contact our local Authority to get confirmation that the buyers are looking for.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to enquire of 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 am purchasing a new build house in Penryn with the aid of help to buy. The builders refused to budge the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not disclose to my lawyer about this deal as it could jeopardize my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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 purchased a 1 bedroom flat in Penryn, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Penryn with over 90 years remaining are worth £165,000. The ground rent is £45 per annum. The lease ceases on 21st October 50

With only 50 years remaining on your lease we estimate the price of your lease extension to span between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.