I am acquiring residence in Cornwall. My property lawyer has never been on on the lender conveyancing list. Am I still permitted to appoint my Cornwall conveyancing solicitor even though they are not on the mortgage company approved list?
You have a number of options open to you here
- Proceed with your preferred Cornwall solicitor but your bank will undoubtedly retain a solicitor from their approved panel. This will result in additional cost together with probable interruption.
- Get a new conveyancer to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
- Convince your property lawyer to pull out all the stops to get listed on the lender’s conveyancing panel
My husband and I are getting closer to an exchange on a property in Cornwall and my mum and dad have sent the exchange deposit to my conveyancing practitioner. I am now told that as the deposit has been received from someone other than me my conveyancing practitioner needs to make a notification to my bank. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your lawyer is obliged to check with lender to ensure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
We note that you have a search directory listing law firms on the Co-operative conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Cornwall?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Cornwall.
I am assisting my aunt sell her house in Cornwall. Will the solicitor arrange an energy assessment or it is for the owner to coordinate?
After the demise of Home Packs, energy assessments became a mandatory part of moving property. An energy performance certificate needs to be commissioned prior to the property being marketed. This is not as aspect of the sale process that lawyers ordinarily arrange. Where you are instructing a Cornwall conveyancing practitioner they may help arrange EPC’s due to their relationships with long established local energy assessors
My husband and I are spending time looking at apartments in Cornwall and I am now considering a potential offer. Should I already have a conveyancing practitioner in place at this point? I intend to finance via a home loan with Yorkshire BS.
It would be advisable to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are taking out a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.
Planning on purchasing a maisonette in Cornwall. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS 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 Cornwall conveyancing practitioner is on the Yorkshire BS conveyancing panel.
I need some quick conveyancing in Cornwall as I am under pressure to complete inside 3 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?
As you are are a mortgage free purchaser you have the choice not to do searches although no solicitor would suggest that you don't. With lots of history conveyancing in Cornwall the following are instances of what can crop up and therefore impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Road Schemes,...
How does the Landlord & Tenant Act 1954 affect my commercial property in Cornwall and how can you help?
The 1954 Act affords a safeguard to commercial leaseholders, granting the a statutory right to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Cornwall is one of our many areas of the UK in which our lawyers have offices