I am hoping to receive a mortgage offer from Halifax. I would like to use a Licensed Conveyancer in Cornwall. Does the Halifax Solicitor panel exclude Licensed Conveyancers?

The Halifax approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

When scouring consumer advice sites for a conveyancing lawyer in Cornwall, most say that I should use a CQS kitemarked solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's leading mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Council of Licensed Conveyancing. Cornwall is one of the many areas of the UK where there are CQS solicitors.

My father pointed out to me me that in purchasing a property in Cornwall there may be a number of restrictions prohibiting external alterations to the property. Is this right?

We are aware of a number of properties in Cornwall which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Cornwall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Is it correct that all Cornwall CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved practices?

A selection of lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

We are getting the release of further funds on our home loan from Principality as we want to carry out alterations to our home in Cornwall. Do we need to appoint a nearby Cornwall solicitor on the Principality conveyancing panel to deal with the paperwork?

Principality do not ordinarily appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality list.

As co-executor for the will of my grandmother I am selling a residence in Monmouth but reside in Cornwall. My solicitor (based 250 kilometers awayrequires that I execute a stat dec ahead of completion. Could you suggest a conveyancing solicitor in Cornwall to witness this legal document for me?

Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Cornwall based

I own a leasehold house in Cornwall. Conveyancing and Barclays Direct mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Cornwall who acted for me is not around. Do I pay?

The first thing you should do is contact HMLR to be sure that this person is in fact the new freeholder. You do not need to instruct a Cornwall conveyancing practitioner to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Cornwall Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

Is the freehold owned collectively by the tenants? Are there any major works in the near future that could add a premium to the service charges? How much is the ground rent and service charge?