Have just purchased a repossessed house at auction in St Austell. Conveyancing is necessary. What are my next steps?

Now that you are exchanged you now have to choose a conveyancing solicitor soon as you will have a fast approaching deadline in which to complete the deal. Every auction property will have an associated legal set of papers. This will likely include most,if not all of the paperwork that your solicitor requires. Where you are dealing with leasehold premises the conveyancing papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds in order to complete on the on the contractual date .

Intending to buy a apartment in St Austell. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the St Austell solicitor is on the Lloyds conveyancing panel.

Leeds Building Society have agreed my home loan in principle, my bid on a flat in St Austell has been agreed to, what are the next steps?

Your property agent will wish to be advised as to your property lawyer's details (ensure that the conveyancing practitioners are on the bank’s approved list). Telephone Leeds Building Society or your financial adviser and complete any outstanding documentation. Leeds Building Society will appoint a valuer who will get in touch with the selling agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Leeds Building Society will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in St Austell.

Will commercial conveyancing searches reveal planned roadworks that could impact a commercial estate in St Austell?

Many commercial conveyancing solicitors in St Austell will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in St Austell. The search result provides definitive data 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 St Austell.

For each commercial conveyancing transaction in St Austell 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 St Austell commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in St Austell.

I used Wolstenholmes a few years past for my conveyancing in St Austell. I now require my papers however cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in St Austell of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. St Austell is where the house is located. What do you suggest?

Flying freeholds in St Austell are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Austell you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Austell may determine 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 residence.

Due to complete next month on a basement flat in St Austell. Conveyancing solicitors assured me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in St Austell should include some of the following:

Specifying your legal entitlements in relation to the communal areas in the building.E.G., does the lease permit a right of way over a path or hallways? The total extent of the property. This may be the flat itself but could also incorporate a attic or basement if applicable. You would want to receive a copy of the lease The length of the lease term. You should receive guidance as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years You should know if the lease permits you to add or improve anything in the property- you should know whether any restrictions applies to all alterations or limited to structural alteration, and whether consent is mandated necessary

I am the registered owner of a studio flat in St Austell, conveyancing was carried out July 2002. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in St Austell with over 90 years remaining are worth £222,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2095

With only 70 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.