I plan on purchasing residence in St Agnes. My lawyer is not on the mortgage company solicitor list. Is it possible for me to use my St Agnes conveyancing solicitor even though they are not on the lender approved list?

You have a couple of choices open to you here

• Proceed with your preferred St Agnes solicitor but your bank will need to appoint a property lawyer from their conveyancing panel. The net result is additional cost together with probable frustration.
• Get a fresh conveyancing practitioner to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
• Convince your property lawyer to do everything within their powers to get accepted on the mortgage company conveyancing panel

We are getting closer to an exchange on a house in St Agnes and my mum and dad have sent the ten percent deposit to my property lawyer. I am now advised that as the deposit has not come from me my lawyer needs to make a notification to my lender. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I disclosed to the bank about my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?

Your lawyer is legally required to check with lender to make sure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only report this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

Can I use your services to locate a Conveyancing solicitor in St Agnes even if I’m not purchasing or selling a house, for instance where I intend to buy an office in St Agnes with a mortgage from Halifax?

The service is mainly utilised to locate domestic conveyancing solicitors in St Agnes but we have recorded at the bottom of this page a selection of St Agnes commercial conveyancing firms. You should speak with the company directly to check if they are also authorised to represent Halifax

I am intent on selling our home in St Agnes and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers are using a national conveyancing firm as opposed to a conveyancing solicitor in St Agnes. Having lived in St Agnes for many years we know of no issue. Should we contact our local Authority to get confirmation need.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

In what way can the Landlord & Tenant Act 1954 impact my business offices in St Agnes and how can your lawyers assist?

The 1954 Act provides a safeguard to commercial lessees, granting the legal entitlement to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in St Agnes