I had intended to instruct a property lawyer in Perranporth for our house move. Our financial adviser has since advised us that our mortgage company HSBC Bank won't deal with them. Surely this is unfair competition?

Pre- 2008 most lenders had a different appetite for risk. Almost all Perranporth conveyancing firms would have been on most bank panels. The FSA in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms relating to their operations and the individuals who work for them and set certain criteria such a completing on a minimum volume of transactions. Many Perranporth conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Perranporth is amongst the hundreds of areas where the lawyers we recommend are on the panel for HSBC Bank.

There are plenty of conveyancing solicitors in Perranporth but how do I know who's good?

It would be unwise to be seduced by the cheapest Perranporth conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

Two weeks ago we had a mortgage agreed in principle with HSBC. Perranporth conveyancing practitioners have been instructed. How long does it take for HSBC to send the offer to the conveyancing practitioner?

Some lenders take longer than others. Have HSBC done the survey? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

UBS have agreed my mortgage in principle, my bid on a apartment in Perranporth has been accepted, now what?

The property agent will want to be advised as to your conveyancer's details (be sure the solicitors are on the lender’s panel). Call up UBS or your financial adviser and finalise any appropriate documentation. UBS will appoint a valuer who will get in touch with the selling agent or seller to schedule a time for the valuation to take place. Once conducted (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. UBS will send 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 Perranporth.

I am purchasing my first flat in Perranporth benefiting from help to buy. The developers would not budge the price so I negotiated 6k of additionals instead. The estate agent advised me not reveal to my solicitor about this deal as it would jeopardize my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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 today plan to offer on a house that seems to meet my requirements, at a great figure which is making it more attractive. I have subsequently discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Perranporth. Conveyancing advisers have are soon to be instructed. Will they explain the issues?

Most houses in Perranporth are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Perranporth in which case you should be shopping around for a Perranporth conveyancing solicitor and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’sconsent to carry out alterations. You may also be required to pay a service charge towards the upkeep of the estate where the property is located on an estate. Your solicitor should advise you fully on all the issues.

Leasehold Conveyancing in Perranporth - Sample of Queries before Purchasing

Can you inform me if there are any major works on the horizon that will add a premium to the maintenance charges? It is important to be aware if fixing the lift or some other significant cost is due shortly that will be shared between the tenants and may well materially impact the level of the service fees or result in a specific payment. For many Perranporth leaseholds the outlay for major works tend not to be included within service charges, albeit that some managing agents in Perranporth require tenants to pay into a reserve fund created for the specific intention of building a fund for major works.

What do I do if I am unhappy with the property lawyer who carried out our conveyancing in Perranporth?

Occasionally the level of service you receive is not as you expect, and unfortunately occasionally things do go wrong. That being said there is recourse where you were dissatisfied with your conveyancing in Perranporth. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their governing body. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.