It is a dozen years since I purchased my house in Boscastle. Conveyancing solicitors have recently been appointed on the sale but I am unable to track down my title deeds. Will this jeopardise the sale?

Don’t worry too much. Firstly there is a chance that the deeds will be with your mortgage company or they could be in the possession of the conveyancers who oversaw the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in Boscastle relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.

What happens if my solicitor is expelled from the Nationwide Solicitor panel ahead of completing my conveyancing in Boscastle?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

My bid for a property was accepted at auction in Boscastle. Conveyancing is required. What are my next steps?

Having for in every practical sense signed on the dotted line you will need to hire the services of a conveyancing lawyer quickly as you now have a fast approaching deadline in which to complete the deal. Every auction property will have an associated auction pack. This should include most,if not all of the paperwork that your solicitor requires. In the case of leasehold property the legal papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You should hand this to the conveyancer working for you at the earliest opportunity. Do make sure that your finances are organised to complete the transaction on the set completion date.

We had appointed conveyancing lawyers locally in Boscastle on the Yorkshire BS solicitor approved list. They are now charging me a further fee for dealing with the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?

Provided it is contained in their Terms and Conditions or Quote then yes your conveyancing practitioner can levy a fee for this. The charge is not dictated by Yorkshire BS but by your Boscastle conveyancer. Some firms on the Yorkshire BS panel will charge ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.

We expect to receive a OIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Boscastle solicitors on the Virgin Money conveyancing panel, or is it better to go independently?

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

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have since found out that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Boscastle. Conveyancing advisers have are soon to be appointed. Will they explain the issues?

Most houses in Boscastle are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are buying in Boscastle in which case you should be looking for a Boscastle conveyancing solicitor and check that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the freeholder’spermission to conduct changes to the property. It may be necessary to pay a service charge towards the upkeep of the estate where the house is located on an estate. Your solicitor should appraise you on the various issues.

Boscastle Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying

What is the name of the managing agents? This information is helpful as a) areas may cause problems in the building as the common areas may start to deteriorate where repairs are not paid for b) if the tenants have an issue with the running of the building you will need to have complete disclosure

How much experience do your Boscastle conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Boscastle conveyancing lawyers help thousands of buyers move home every year and helped lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Boscastle conveyancers have worked on recent similar matters.