We previously instructed solicitors based in Penryn on the Virgin Money solicitor panel. They are now charging me a separate charge for handling the Virgin Money mortgage. Is this an additional conveyancing fee specified by Virgin Money?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your lawyer is entitled to charge a fee for this. This charge is not set by Virgin Money but by your Penryn conveyancer. Some firms on the Virgin Money panel will levy ’dealing with mortgage’ fee and others do not.
I am selling my apartment. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being pedantic. The Penryn solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire 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.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Penryn solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Penryn postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Penryn.
I require expedited conveyancing in Penryn as I am under a deadline to complete in less than 2 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?
As you are are a mortgage free buyer you are at free not to do searches although no lawyer would recommend that you don't. With plenty of history conveyancing in Penryn the following are examples of what can appear and therefore affect the marketability of the property: Enforcement Actions, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
I used Action Conveyancing several years past for my conveyancing in Penryn. Now, I need my files however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Penryn of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a leasehold apartment up to £195,000 and identified one close by in Penryn I like with amenity areas and railway links in the vicinity, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Penryn for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage that many years will likely be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
My cousin has urged me to use his lawyers for conveyancing in Penryn. Should I use them?
There are no two ways about it the best way to choose a conveyancing lawyer is to seek recommendations from friends or family who have actually used the solicitor that you are contemplating using.