Am I correct in assuming that the fact that my conveyancer in Cornwall is not listed on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Cornwall conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
The housing market in Cornwall is hotting up. What can I do to expedite matters?
In a situation where the seller is applying pressure to sign contracts it is highly recommended that your solicitor is familiar with the area as they will benefit local relationships and intelligence. It is possible that they could have transacted otherhouses in the same neighbourhood. Therefore consider using a Cornwall conveyancing solicitor. Second, double check that the lawyer is on the on the approved list for your mortgage company. It is claimed that just under twenty per cent of Cornwall conveyancing transactions are frustrated or derailed after finding out that a purchaser’s lawyer was not on their mortgage lender’s list of approved solicitors. This can often result in the conveyancing being frustrated by as much as three weeks. It is claimed that this issue affects approximately one hundred thousand home moves annually. Most Cornwall conveyancing firms can not represent certain mortgage companies so do check as early as possible.
Can I use your services to locate a Conveyancing solicitor in Cornwall even where I’m not buying or selling a house, for example if I wish to acquire a shop in Cornwall with a loan from Virgin Money?
Our comparison service is primarily utilised to help choose domestic conveyancing solicitors in Cornwall but we have set out towards the bottom of this page some Cornwall commercial conveyancing firms. You will need to make contact with the company directly to see if they are also authorised to represent Virgin Money
Do commercial conveyancing searches reveal impending roadworks that may impact a commercial land in Cornwall?
Many commercial conveyancing solicitors in Cornwall will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Cornwall. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cornwall.
For every commercial conveyancing transaction in Cornwall it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Cornwall commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Cornwall.
Me and my brother own a 4 bedroom Victorian property in Cornwall. Conveyancing solicitor acted for me and Leeds Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cornwall and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing lawyer who conducted the conveyancing.
Is there a reason that Cornwall conveyancing fees are more expensive for leasehold and freehold properties?
Leasehold conveyancing in Cornwall will often involve additional due diligence for instance checking the lease, communicating with the landlord, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.