I am planning to acquire a property and need a conveyancing solicitor in Cornwall who is on the HSBC Bank 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 HSBC Bank in certain locations such as Cornwall. We dont recommend any particular firm.
The deeds to our property are lost. The lawyers who handled the conveyancing in Cornwall 4 years ago are no longer around. Will I be able to sell the house?
In today’s world there are duplicates made of almost everything, and your conveyancer will know exactly where to find all the suitable documentation so you can purchase or dispose of your property without any difficulty. If duplicates are not available, your conveyancer can arrange cover in the form of insurance or indemnities protecting you against possible claims on the property.
Just had an offer accepted on a new build apartment in Cornwall. 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 legal work.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Cornwall
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. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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 supply a car parking plan.
Due to the guidance of my in-laws I had a survey completed on a house in Cornwall in advance of retaining conveyancers. I have been told that there is a flying freehold element to the house. The surveyor advised that some lenders will not give a loan on a flying freehold property.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to call us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cornwall. Conveyancing may be slightly more expensive based on your lender's requirements.
I am using a search engine for the term conveyancing in Cornwall it shows results of numerous conveyancersin the area. How do I determine which is the right solicitor for purchase transaction?
The preferential way of seeking the right conveyancer is via personal referral, so enquire of colleagues and those you trust who have purchased a property in Cornwall or a respected estate agent or financial adviser. Fees for conveyancing in Cornwall vary, so it's a good idea to secure a minimum of three estimates from varying types of conveyancers. Dont forget to clarify what costs in the quote includes.
I am a negotiator for a long established estate agency in Cornwall where we have experienced a few flat sales jeopardised as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Cornwall conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can start the lease extension formalities for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Leasehold Conveyancing in Cornwall - Sample of Queries before Purchasing
What prohibitions are contained in the Cornwall Lease? Make sure you investigate if there is anything that is prohibited in the lease. For instance it is reasonably common in Cornwall leases that pets are not permitted in in a block in Cornwall. If you like the propertyin Cornwall but your dog is not allowed to move with you then you will be presented with a difficult determination. Most Cornwall leasehold apartments will be liable to pay a service bill for the upkeep of the building levied by the landlord. Where you purchase the property you will have to meet this liability, usually quarterly accross the year. This can differ from a few hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a rentcharge for you to pay annual, this is usually not a large sum, say around £50-£100 but you should to check it because occasionally it could be prohibitively expensive.