The housing market in Cornwall is heating up. What can be done to accelerate the conveyancing process?

First, If the seller is applying a tight deadline to complete we would recommend that your conveyancer is familiar with the area as they will benefit local contacts and insight. It is even conceivable that they may have conducted previousproperties in the same street. You would be best advised to use a Cornwall conveyancing lawyer. Second, ensure that the lawyer is on the lender panel. It is understood that nearly one in five of Cornwall conveyancing transactions are suspended or derailed after finding out that a purchaser’s conveyancer was not on their mortgage lender’s member panel. In many cases this discovery resulted in the legal transfer of property being frustrated by an average of three weeks. It is estimated that this issue affects approximately one hundred thousand home moves every year. Almost all Cornwall conveyancing practices can not represent certain lenders so do check at the outset.

We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would much rather use a Cornwall based conveyancing firm?

Do check but the chances are that give you one of their panel solicitors where you accept the "fee-free" incentive. Speak to the bank to ask if they offer you a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Cornwall.

A friend advised me that in purchasing a property in Cornwall there could be various restrictions affecting the ability to carry out external alterations to a property. Is this right?

There are a number of properties in Cornwall which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Cornwall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Please help - my lawyer says that flying freehold insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Cornwall?

The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Coventry Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

Is it the case that all Cornwall solicitor practices on the HSBC conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the HSBC conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel and in such a situation the firms would be regulated by the Council of Licensed Conveyancers.

The estate agent has sent us the confirmation of our purchase of a new build flat in Cornwall. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Cornwall

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Are all Cornwall legal practices on every lender conveyancing panel?

The Lexsure search tool on this page may be of use or you can go into your local bank branch in Cornwall. the probability is that they will be in a position to list some reputable conveyancing solicitors in Cornwall