I am planning to move property in May. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you recommend a removal company in Boscastle. Conveyancing lawyer was found before I stumbled across your site.

On the afternoon of completion you will need to collect the house keys from your property agent however this should only be done when the sellers conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be released. You should inform the removal men that you are ready to move in. We do not recommend a particular removal organisation but can assist you in choosing a conveyancing in Boscastle or a solicitor that specialises in conveyancing in Boscastle.

I am the only recipient of my late mum's will with all property in now in my sole name, including the house in Boscastle. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership may be considered the same way as if I'd bought the house in March. Will no one buy the property for half a year?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Most banks would take a sensible view as this obligation principally exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

We expect to receive a DIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Boscastle solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Boscastle solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.

A relative advised me that where I am buying in Boscastle I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes quoted for as part of the standard Boscastle conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Boscastle around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Boscastle Education with maps and statistics, Local Amenities and other useful information regarding Boscastle.

I'm converting the mortgage on my primary house to a buy to let loan with Nottingham Building Society and intend to use the remaining equity as a down payment on a second property. The location we are interested in is Boscastle. Will your solicitors be able to act for the two banks and tie in the two deals?

Do use our comparison tool on this site to be sure that the conveyancers are approved by both mortgage companies. On the basis that they are the solicitor should be able to connect the two conveyancing matters but you should have a chat with you lawyer and make apparent your expectations and needs.

I am looking at a two flats in Boscastle both have approximately forty five years unexpired on the lease term. Will this present a problem?

There are no two ways about it. A leasehold apartment in Boscastle is a wasting asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it adversely affects the salability of the premises. For most purchasers and mortgage companies, leases with less than 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Boscastle conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I am the registered owner of a 1st floor flat in Boscastle, conveyancing having been completed 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Boscastle with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 per annum. The lease finishes on 21st October 2082

You have 59 years left to run we estimate the premium for your lease extension to be between £20,900 and £24,200 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.

What are my options where I am dissatisfied with the conveyancing practitioner who handled my conveyancing in Boscastle?

We live in an imperfect world, and is is a fact of life that sometimes things do go wrong. That being said there is recourse if you were not happy with your conveyancing in Boscastle. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their regulator. If you remain dissatisfied you may consider getting in touch with the Legal Ombudsman.