We are a couple about to sign contracts for a leasehold flat in Truro. We encountered a stumbling block. Our mortgage offer with Britannia expires on 23/9/2026 but the vendors are suggesting a completion date of 25/9/2026. Can one prolong the loan expiry date?
The best person to address this issue is your conveyancer who will hopefully assess whether they should be discussing with the lender, seller’s solicitors, estate agents or conceivably all three given what has gone on in your conveyancing as of today.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Truro. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 23/7/2026, the requirements read as follows :
I recently had an offer agreed on a house in Truro. My mortgage broker suggested a property lawyer. I paid an on account payment of £175. A couple of days later, the conveyancer called me embarrassingly acknowledging that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I was told four weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Truro is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have instructed a Truro solicitor having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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. You may wish to consider appointing your own Truro surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Should my solicitor be asking questions regarding flooding during the conveyancing in Truro.
The risk of flooding is if increasing concern for solicitors dealing with homes in Truro. Some people will purchase a property in Truro, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, but there are a number of checks that can be undertaken by the purchaser or by their solicitors which will give them a better understanding of the risks in Truro. The standard completed inquiry forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the owner to determine if the premises has ever been flooded. If flooding has previously occurred and is not disclosed by the owner, then a purchaser could issue a legal claim for losses as a result of such an incorrect answer. The purchaser’s conveyancers may also carry out an enviro search. This will reveal if there is any known flood risk. If so, more detailed investigations should be made.
I am purchasing my first flat in Truro with a loan from Britannia. The developers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not disclose to my conveyancer about the deal as it will put at risk my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am 17 days into a freehold purchase having been referred to solicitors by the selling agent to carry out the conveyancing in Truro. I am not happy. Can you you assist me in finding new conveyancers?
A lawyer would have to be very bad to suggest diss instructing them. Has the mortgage offer been sent? If so you must advise them of the replacement lawyer and get the mortgage documents are re-sent. Your new solicitor ideally needs to be on the mortgage company panel to avoid added costs and complications. So that should be your first question of the new lawyers. Our find a solicitor tool should help you find a lender approved conveyancer for your conveyancing in Truro