My partner and I are planning to acquire a home in Boscastle and have appointed a Boscastle conveyancing practice. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. have this afternoon contacted us to advise us that they have now hit a problem as our Boscastle lawyer is not on their approved list of lawyers. Please explain?

Where you are buying a property requiring a mortgage it is standard for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Boscastle lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.

I am purchasing my first flat in Boscastle with the aid of help to buy. The sellers refused to move on the price so I negotiated £7000 of additionals instead. The sale representative advised me not disclose to my lawyer about the deal as it would jeopardize my mortgage with the bank. Should I keep quiet?.

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've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Boscastle is the location of the property. Can you shed any light on this issue?

Flying freeholds in Boscastle are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Boscastle you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Boscastle may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

In my capacity as executor for the estate of my grandmother I am disposing of a residence in Monmouth but reside in Boscastle. My lawyer (who is 200 kilometers from mehas requested that I sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing practitioner in Boscastle to witness and place their company stamp on the document?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Boscastle based

I bought a flat in Boscastle last and to date it is still not recorded with HMLR. It is part of a new estate and my told me that it may take one year to complete the registration formalities. I have contacted HMLR directly and they have informed me the original application was cancelled due to failure to reply to requisitions. What can I do?

Call your - Where you are unsatisfied with the responses, look up their firm’s complaints protocol and escalate your problem to a Partner. Registrations for Boscastle conveyancing are not known to be especially complex.