I am buying my first flat in Penryn with the aid of help to buy. The builders refused to move on the price so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not disclose to my lawyer about the side-deal as it will affect my loan with The Royal Bank of Scotland. Is this normal?.

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've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Penryn is the location of the property. Can you offer any opinion?

Flying freeholds in Penryn are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Penryn you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penryn may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Am I best advised to appoint a Penryn conveyancing practitioner based in the location that I am hoping to buy? An old friend can carry out the legal formalities but they are based 200kilometers away.

The primary upside of using a local Penryn conveyancing practice is that you can visit the firm to sign documents, present your identification documents and pester them where appropriate. Having local Penryn know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were impressed that should outweigh using an unknown Penryn conveyancing solicitor solely due to them being based in the area.

I am on look out for some leasehold conveyancing in Penryn. Before I get started I want to be sure as to the remaining lease term.

If the lease is recorded at the land registry - and most are in Penryn - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I acquired a 1 bedroom flat in Penryn, conveyancing was carried out June 2004. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Penryn with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2076

With only 50 years remaining on your lease we estimate the premium for your lease extension to be between £32,300 and £37,400 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

It has taken forever and a day but a mortgage offer from a lender for the remortgage of my 4 bedroom garden flat is due within the next few days. Are you able to suggest a low cost remortgage conveyancing law firm in Penryn ?

You have come to the wrong place to search for a cheap conveyancing in Penryn. Our goal is to offer cost effective conveyancing but we do not aim to advertise as being the cheapest. Do not be fooled by companies offering £99 conveyancing in Penryn.In your best case scenario, in opting for cheap conveyancing, you will end up with what you pay for and at worst you will end up paying a lot in additional fee and still not receive the service you were looking for.