I am purchasing a new build flat in Mousehole and my lawyer is telling me that she has to the mortgage company to disclose incentives from the seller. I am on a tight deadline to exchange and I don't want to prolong the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Is it the case that all Mousehole CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing panel?

It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

When it comes to lenders such as Nottingham, do Mousehole property lawyers incur a yearly amount to be on the conveyancing panel?

We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

Completion of my purchase has taken place for my property in Mousehole. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Should commercial conveyancing searches disclose planned roadworks that may affect a commercial estate in Mousehole?

Its becoming the norm that commercial conveyancing solicitors in Mousehole will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Mousehole. The search result sets out definitive information 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 Mousehole.

For every commercial conveyancing transaction in Mousehole it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Mousehole commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Mousehole.

What does commercial conveyancing in Mousehole cover?

Mousehole conveyancing for business premises covers a broad range of services, supplied by qualified solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have just been informed that it's a leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Mousehole. Conveyancing solicitors have are about to be instructed. Will they explain the issues?

The majority of houses in Mousehole are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Mousehole so you should seriously consider looking for a Mousehole conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’spermission to conduct alterations. You may also be required to pay a contribution towards the upkeep of the communal areas where the property is part of an estate. Your conveyancer will advise you fully on all the issues.

I purchased a garden flat in Mousehole, conveyancing formalities finalised 9 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Mousehole with over 90 years remaining are worth £207,000. The average or mid-range amount of ground rent is £60 charged once a year. The lease terminates on 21st October 2081

With 57 years unexpired we estimate the premium for your lease extension to span between £28,500 and £33,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use the figures 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 seeking the advice of a professional.