Finally, a mortgage agreement from Nationwide for the refinancing of my 3 bedroom garden flat is to be issued by the end of next week. Could you put forward a low cost conveyancing lawyer in Cornwall?

You have come to the wrong site to search for the cheapest conveyancing solicitors in Cornwall. We can offer you excellent value conveyancing but we do not work with the cheapest lawyers. Do not be swayed by brokers enticing you with ninety nine pound conveyancing in Cornwall. In your best case scenario, in choosing a lawyer for cheap conveyancing, you will get your money’s worth and at worst it will result in you invoiced for additional fees and still not end up with the service you were hoping for.

Do I need to attend the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Cornwall so that I can pop in to their offices when needed.

These days conveyancing panel lawyers for banks carry out the vast majority of work through Royal Mail, internet or over phone calls. This means that they can undertake the conveyancing transaction no matter where you live in the country. However you can check if you can still book an appointment to visit conveyancing lawyer if just in case this is required.

I am helping my aunt sell her flat in Cornwall. Does the conveyancing solicitor order an energy assessment or it is for the seller to see to?

After the demise of HIPs, energy assessments was retained a mandatory part of moving property. An energy assessment needs to be commissioned before the property is advertised. This is not as aspect of the sale process that lawyers normally organise. If you are using a Cornwall conveyancing solicitor they might be willing to arrange energy assessments due to their contacts with reputable local energy assessors

Have just purchased a repossessed house at auction in Cornwall. Conveyancing is required. What happens now?

Now that you are exchanged you should retain a conveyancing solicitor as a matter of urgency as you are faced with a tight a drop dead date to complete the purchase. Every auction property will have a bespoke auction set of papers. This will likely include evidence of title and search results. In the case of leasehold property the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You must hand this to the lawyer working for you as soon as possible. You also need to ensure that your finances are in place to complete on the date specified in the contract.

We were going to get a OIP from Coventry BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Cornwall solicitors on the Coventry BS conveyancing panel, or is it better to go independently?

You will need to appoint Cornwall solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Cornwall is the location of the property. Is there any guidance you can give?

Flying freeholds in Cornwall are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cornwall you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cornwall may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Last September I purchased a leasehold property in Cornwall. Do I have any liability for service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Cornwall - A selection of Queries Prior to Purchasing

You will want to discover as much as you can concerning the company managing the block as they will either make living at the property much easier or uncomfortable. As the owner of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to daily issues like the tidiness of the common parts. You should not be afraid to ask prospective neighbours if they are happy with them. In conclusion, investigate as to the dates that the maintenance fees are due to the appropriate party and specifically what you get for your money. What prohibitions are there in the Cornwall Lease? Be sure to enquire if the the lease contains any unreasonable restrictions in the lease. By way of example it is very common in Cornwall leases that pets are not permitted in in a block in Cornwall. If you love the propertyin Cornwall but your cat can’t move with you then you will be presented with a difficult determination.