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Conveyancing in St Mawes : Keep it Local

5 reasons to let us assist you choose a high street conveyancing solicitor in St Mawes

  • 1 There is a distinct possibility the other side’s solicitors are located in St Mawes - if so both parties will have worked on conveyancing matters in the past
  • 2 Our site is the only site that enables you the facility to check that your property ownership legalities in St Mawes will be conducted by a conveyancer on your lender’s conveyancing panel.
  • 3 The St Mawes conveyancing firms that we work with are dedicated to providing the most cost, efficient and accessible conveyancing service to borrowers, sellers and investors in St Mawes
  • 4 Conveyancer conveyancing firms have extremely good personal connections with St Mawes selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 5 Using a a family Solicitor generally results in a more bespoke service. Sometimes when dealing with a large conveyancing firm, you tend to be looked after by a team of people who check what is happening on the file by determining whether the ‘computers says no’.

Examples of recent conveyancing in St Mawes since June 2020*

Recently asked questions about conveyancing in St Mawes

Is it possible for conveyancing in St Mawes to be finalised in less than 3 weeks?

In a situation where the seller is applying time constraints for your conveyancing it is highly recommended that your conveyancer is familiar with the location as they will have local connections and intelligence. It is possible that they could have transacted otherhouses in the same street. Therefore consider using a St Mawes conveyancing solicitor. Second, ensure that the lawyer is on the on the approved list for your mortgage company. It is claimed that nearly one in five of St Mawes conveyancing transactions are delayed or jeopardised after finding out that a buyer’s conveyancer was not on their mortgage lender’s member panel. In many cases this discovery resulted in the legal process being frustrated by an average of 21 days. It is understood that this issue impacts in the region of one hundred thousand home sales every year. Most St Mawes conveyancing practices can not act for certain lenders so do check at the outset.

We wish to acquire a 2 bedroom apartment in St Mawes with a loan from Santander.We have a St Mawes conveyancing lawyer but Santander says he's not on their "panel". We have to appoint a Santander panel solicitor or retain our preferred solicitor and fork out for a Santander panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The loan issued to you is subject to its various provisions, a common one being that lawyers needs to be on the Santander approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Santander

We previously appointed solicitors with offices in St Mawes on the Clydesdale solicitor panel. They are now charging me a separate amount for dealing with the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?

Provided it is contained in their Terms and Conditions or Quote then yes your property lawyer can charge a fee for this. This fee is not dictated by Clydesdale but by your St Mawes property lawyer. Plenty of firms on the Clydesdale panel will charge an ‘acting for lender’ fee and others do not.

I am selling my flat. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being pedantic. The St Mawes solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.

After what seems like an age I have had an offer on an apartment in St Mawes accepted, the sellers do however have a dependent purchase. The owners have placed an offer on a flat, but it’s not yet agreed to, and are looking at other properties in the pipeline. I have selected a high street conveyancing solicitor in St Mawes. What do I do now? At what point do I apply for the mortgage with Nationwide?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then survey, St Mawes conveyancing search charges, etc). The first thing to do is ensure that your solicitor is on the Nationwide conveyancing panel. Regarding the subsequent stages this very much dictated by the uniqueness of your transaction, attraction to this property and on the state of the market. During a rising market some home buyers will apply for the mortgage with Nationwide and arrange for the valuation and only if it was satisfactory would they ask their property lawyer to press on with the conveyancing in St Mawes.

How does conveyancing in St Mawes differ for newly converted properties?

Most buyers of new build residence in St Mawes come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in St Mawes typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in St Mawes or who has acted in the same development.

How do I use your search app to find a conveyancing solicitor in St Mawes on the approved list for my lender?

1st choose a lender such as Yorkshire Building Society, Coventry Building Society or Aldermore then choose your preferred area such as St Mawes. Conveyancing practices in St Mawes and beyond will then be shown.

I'm selling a property in St Mawes. I have found my conveyancer's company on the Law Society's list, but I can't find my conveyancer's name as listed on the regulator's website. Is this a big problem?

Not all staff in the practice must be listed by the regulator. Provided there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unlicensed staff.

Last updated

Sample of conveyancing solicitors in St Mawes regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in St Mawes but also conveyancing throughout England and Wales.

  • Sharp & Rimmer, Hillhead, St. Mawes, Truro, Cornwall, TR2 5AL
  • Hine Downing Llp, 8-14 Berkeley Vale, Falmouth, Cornwall, TR11 3PH

Residential Landlord and Tenant Conveyancing solicitors in St Mawes

The list below is a small selection of solicitors in St Mawes with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This should include advice on Leasehold Valuation Tribunal proceedings

  • Sharp & Rimmer, Hillhead, St. Mawes, Truro, Cornwall, TR2 5AL
  • Hine Downing Llp, 8-14 Berkeley Vale, Falmouth, Cornwall, TR11 3PH

Planning law solicitors in St Mawes regulated by the Solicitors Regulation Authority

The firms listed below are a small selection of solicitors in St Mawes with expertise in planning law. The solicitors can give expert legal advice on all aspects of planning, including applications about listed buildings and conservation areas
  • Hine Downing Llp, 8-14 Berkeley Vale, Falmouth, Cornwall, TR11 3PH

Neighboring Locations

Truro
Falmouth
Penryn
St Mawes

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.