We are about to exchange on the purchase of a property in St Mawes but as a consequence of wreckage from some water damage at the property I have was able negotiate compensation from the current proprietors in the sum of £3k taking the form of a adjustment in the price. This was going to be addressed as part of the conveyancing process yet Nationwide are not allowing this. Why were they notified?
The property lawyer that is on a Nationwide approved list is duty bound to inform Nationwide of any changes to the purchase price. If you were to refuse your conveyancer to disclose the reduction to Nationwide then they would have to discontinue acting for you. In addition, Nationwide and you would have to appoint a new property lawyer for your conveyancing in St Mawes.
We are aiming to move house in September. Does my conveyancing solicitor update the removal company on the completion day. On a separate note, can you put forward a removal company in St Mawes. Conveyancing firm was chosen before I stumbled across this page.
On the afternoon of completion you will need to pick up the keys from your estate agent however this should only take place when the sellers solicitors inform the agent that the monies to complete are in and the keys can be passed over. After that you can tell the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can help you choose a conveyancing in St Mawes or a legal practice that specialises in conveyancing in St Mawes.
My offer was accepted on an apartment in St Mawes on 12/6/2025, valuation was booked 2 days after, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Are Principality entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
Skipton have agreed my mortgage in principle, my bid on a flat in St Mawes has been accepted, what happens next?
Your estate agent will want to be informed of your conveyancing practitioner's details (ensure that the conveyancing practitioners are on the bank’s panel). Telephone Skipton or the financial adviser and finalise any appropriate paperwork. Skipton will appoint a valuer who will get in touch with the selling agent or vendor to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Skipton will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in St Mawes.
I'm purchasing a new build house in St Mawes benefiting from help to buy. The developers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not disclose to my conveyancer about the extras as it will adversely affect my mortgage with Nationwide Building Society. Do I keep my lawyer in the dark?.
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.
How simple is it to use the search facility to find a conveyancing lawyer in St Mawes on the authorised to act for my mortgage?
Step one is to pick a lender such as Lloyds TSB Bank, Barnsley Building Society or TSB then choose your preferred area for instance St Mawes. Conveyancing practices in St Mawes and beyond should be shown.
My brother has urged me to use his conveyancers in St Mawes. Do I take his advice?
There are no two ways about it it’s preferable to choose a conveyancing solicitor is to seek guidance from friends or relatives who have actually previously instructed the conveyancer that you are contemplating using.
Jane (my partner) and I may need to sub-let our St Mawes ground floor flat for a while due to a career opportunity. We used a St Mawes conveyancing firm in 2003 but they have since shut and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?
Your lease dictates the relationship between the freeholder and you the flat owner; in particular, it will say if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in St Mawes do not contain an absolute prevention of subletting – such a provision would adversely affect the market value the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.
I inherited a 1 bedroom flat in St Mawes, conveyancing was carried out January 2009. Can you work out an approximate cost of a lease extension? Equivalent properties in St Mawes with a long lease are worth £190,000. The ground rent is £65 invoiced every year. The lease expires on 21st October 2086
You have 61 years remaining on your lease we estimate the premium for your lease extension to range between £19,000 and £22,000 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.