I am not in a position to travel far from St Mawes. What is the rationale as to why all St Mawes conveyancing practitioners aren't automatically on all lender panels?

As inequitable as it may seem for mortgage companies to restrict who can represent them, from the public’s or solicitor’s perspective, the the contrary view is that banks are increasingly anxious and consider it crucial to protect them against mortgage fraud. As a consequence of this concern banks have reduced their conveyancing panel to a manageable size.

It is a dozen years since I acquired my home in St Mawes. Conveyancing lawyers have just been instructed on the sale but I can't track down my deeds. Is this a major issue?

Don’t worry too much. Firstly the deeds may be retained by the mortgage company or they could be in the possession of the solicitor who oversaw your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in St Mawes relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.

It has been five months since my purchase conveyancing in St Mawes concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying a new build apartment in St Mawes. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in St Mawes

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

In searching the web for the phrase cheap conveyancing in St Mawes it reveals numerous solicitorsin the vicinity. With so much choice what is the best way to find the right solicitor for the sale of my house?

The best method of choosing a suitable conveyancer is via personal testimonial, so ask colleagues and those you trust who have bought a property in St Mawes or a reputable estate agent or mortgage broker. Charges for conveyancing in St Mawes differ, so it's advisable to secure a minimum of four fee calculations from different property lawyers. Dont forget to clarify that the fees are fixed.