Do all mortgage companies provide you with an approved list of Carbis Bay conveyancing solicitors? How do you know who is on the Aldermore conveyancing panel?

Carbis Bay conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.

I just acquired a property at auction in Carbis Bay. Conveyancing is required. What are my next steps?

Having legally bound yourself to purchase you now have to choose a conveyancing practitioner quickly as you will have a tight deadline in which to complete the transaction. Every auction property will have a bespoke legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal pack may provide 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 solicitor working for you as soon as possible. You also need to ensure that you have funds organised to complete the transaction on the set completion date.

We were going to get a OIP from Clydesdale 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 Clydesdale recommend any Carbis Bay solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?

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

Completion of my remortgage has taken place for my property in Carbis Bay. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Due to the input of my in-laws I had a survey completed on a house in Carbis Bay in advance of instructing lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some banks may refuse to issue a loan on such a property.

It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you e-mail us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Carbis Bay. Conveyancing may be slightly more expensive based on your lender's requirements.

How straightforward is it to use the search app to choose a conveyancing solicitor in Carbis Bay on the panel for my lender?

Step one is to pick a mortgage company such as Yorkshire Building Society, Skipton Building Society or Clydesdale then specify your location e.g. Carbis Bay. Conveyancing organisations in Carbis Bay and across England and Wales will then be shown.

Do you have any advice for leasehold conveyancing in Carbis Bay from the perspective of expediting the sale process?

• Much of the delay in leasehold conveyancing in Carbis Bay can be reduced if you get in touch lawyers the minute your agents start advertising the property and ask them to collate the leasehold information needed by the purchasers’ conveyancers.
A minority of Carbis Bay leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. You may think that you are aware of the number of years left on your lease but you should double-check by asking your solicitors. A purchaser's conveyancer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is under 80 years. In the circumstances it is important at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you have the benefit of shareholding in the Management Company, you should ensure that you have the original share document. Obtaining a re-issued share certificate is often a time consuming process and delays many a Carbis Bay home move. Where a new share is needed, do contact the company officers or managing agents (if applicable) for this as soon as possible.

Carbis Bay Leasehold Conveyancing - A selection of Queries before buying

Best to be warned if redecorating or some other major work is due shortly that will be shared amongst the leasehold owners and may well dramatically impact the level of the maintenance charges or require a one time payment. It would be sensible to discover as much as you can regarding the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to every day matters like the tidiness of the common parts. Ask other tenants what they think of their service. In conclusion, investigate as to the dates that the service charges are due to the appropriate party and precisely what you get for your money.