I am acquiring a house for cash in Boscastle. I have been living for the last 20 years in Boscastle. Conveyancing searches are expensive. Given that I have knowledge of the road and vicinity very well must I have all the conveyancing searches?

In the absence of a mortgage, then almost all of the Boscastle conveyancing searches are optional. Your lawyer will try and steer you, no-doubt strongly, that you should have searches carried out, but he is duty bound to do this. One thing to bear in mind; if you are going to dispose of the house in the future, it will likely be be of relevance to your prospective purchaser what the searches disclose. On occasion premises with apparent issues can still throw up detrimental search results. A good conveyancing solicitor in Boscastle should provide you some sensible advice concerning this.

How does conveyancing in Boscastle differ for newly converted properties?

Most buyers of new build residence in Boscastle approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Boscastle usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Boscastle or who has acted in the same development.

I have been on the look out for a flat up to £245,000 and identified one close by in Boscastle I like with a park and station nearby, however it's only got 51 years unexpired on the lease. I can't really find anything else in Boscastle suitable, so just wondered if I would be making a mistake purchasing a short lease?

Should you require a home loan the remaining unexpired lease term may be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

Is it possible to switch firm as I need to retain a firm on the Coventry Building Society conveyancing panel. I instructed a family conveyancing solicitor in Boscastle five minutes from me but she is not accepted by Coventry Building Society

We will our best to assist in finding you a conveyancing solicitor in Boscastle on the Coventry Building Society panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Boscastle. In utilising the find a conveyancing solicitor tool on this site, you can scrutinise costs for conveyancing solicitors in Boscastle and beyond.

My wife and I may need to sub-let our Boscastle garden flat for a while due to a new job. We instructed a Boscastle conveyancing firm in 2004 but they have since shut and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Notwithstanding that your last Boscastle conveyancing solicitor is no longer available you can check your lease to check if it allows you to sublet the apartment. The rule is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you are obliged to obtain consent via your landlord or some other party before subletting. The net result is you not allowed to sublet in the absence of first obtaining permission. The consent is not allowed to be unreasonably refused ore delayed. If the lease does not allow you to sublet you should ask your landlord for their consent.

Boscastle Leasehold Conveyancing - A selection of Questions you should consider Prior to Purchasing

If a Boscastle lease has less than eighty years it will impact the salability of the apartment. Check with your mortgage company that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will most likely require a lease extension sooner rather than later and you need to have some idea of how much this would cost. Remember, in most cases you will be be obliged to have been the owner of the residence for a couple of years in order to be entitled to exercise a lease extension. What is the annual maintenance fee and ground rent? How many years remain on the lease?