I am in the process of selling my flat in Camborne and the EA has just telephoned to say that the buyers are switching conveyancer. The excuse is that the lender will only deal with solicitors on their approved list. Why would a major lender only work with certain law firms rather the firm that they want to select to handle their conveyancing in Camborne ?

Lenders have always had panels of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Mortgage companies justify this action to a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.

Is there a reason why leasehold purchase conveyancing in Camborne is more expensive?

In short, leasehold conveyancing in Camborne and elsewhere usually involve more hours of investigation compared to freehold transactions. This includes reviewing the lease, corresponding with the landlord about serving applicable notices, securing current service charge and management information, procuring the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.

The estate agent has sent us the confirmation of our purchase of a new build flat in Camborne. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Camborne

Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I am looking into buying my first house which is in Camborne and I am already nervous. I couldn't find anything specific about Camborne. Conveyancing will be needed in due course but do you know about the Camborne area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Camborne. In the meantime here are some basic statistics that we found

What advice can you give us when it comes to finding a Camborne conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a solicitor for your lease extension (regardless if they are a Camborne conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with two or three firms including non Camborne conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:

How experienced is the firm with lease extension legislation? Can they put you in touch with clients in Camborne who can give a testimonial?

Camborne Leasehold Conveyancing - Examples of Questions you should ask Prior to buying

How much is the ground rent and service charge? Make sure you find out if there is anything that is prohibited in the lease. For example it is very common in Camborne leases that pets are not permitted in in a block in Camborne. If you love the propertyin Camborne yet your cat can’t move with you then you will be presented with a hard determination. Is the freehold owned collectively by the tenants?