At what point can the exchange of contracts occur in domestic conveyancing in Trelogan and am I required to be at the lawyers branch?

Where you are local to one of the conveyancing solicitors in Trelogan you are invited in to sign the paperwork. However, the lender approved solicitors we work with supply a nationwide conveyancing service and give as equally comprehensive and professional a job for you when communicating with you electronically. The executing of the contract is not the important part. A signed contract is just a prerequisite for the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Trelogan)to be in the office at the appropriate time.

I am the sole beneficiary of my late mum's will with all property in now in my sole name, including the my former home in Trelogan. The Trelogan property was put into my name in November. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship could be treated the same way as if I'd bought the house in November. Will no one buy the property for half a year?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Most banks would take a pragmatic view as this requirement is chiefly there to pick up on the purchase and immediately sell or the flipping of properties.

I had an offer accepted on a house in Trelogan on 29/10/2024, valuation was booked 3 days after, received a clean bill of health. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Barclays and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Barclays conveyancing panel. Are Barclays entitled to hold back the Mortgage pending the lawyer being on the approved list?

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.

Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Trelogan solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Trelogan postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Trelogan.

Me and my brother own a semi-detached Edwardian property in Trelogan. Conveyancing solicitor represented me and Virgin Money. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Trelogan and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing lawyer who conducted the purchase.

Should I choose a Trelogan conveyancing practitioner in close proximity to the house I am purchasing? We have a good friend who can perform the conveyancing however they are based 200miles away.

The primary upside of using a local Trelogan conveyancing practice is that you can attend the office to execute paperwork, hand in your identification documents and pester them if necessary. They will also have local intelligence which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and on the whole were content that should surpass using an unknown Trelogan conveyancing solicitor solely due to them being Trelogan based.

I would like to sublet my leasehold apartment in Trelogan. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A lease dictates relations between the landlord and you the flat owner; specifically, it will indicate if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Trelogan do not contain subletting altogether – such a clause would undoubtedly devalue the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

I purchased a studio flat in Trelogan, conveyancing was carried out April 2010. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Trelogan with a long lease are worth £197,000. The ground rent is £55 charged once a year. The lease terminates on 21st October 2078

With just 54 years unexpired we estimate the price of your lease extension to span between £32,300 and £37,400 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.