Are all Cornwall Conveyancing Quality Solicitors on the Principality conveyancing panel?

Some major banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.

I had a mortgage agreed in principle with Virgin Money. Cornwall conveyancing lawyers have been selected. How long does it take for Virgin Money to issue the offer to the conveyancer?

There is no definitive answer here. Have Virgin Money completed the valuation? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I recently had an offer agreed on an apartment in Cornwall. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £175. Not long after, the conveyancer called me to say that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Do commercial conveyancing searches reveal proposed roadworks that could impact a commercial estate in Cornwall?

Many commercial conveyancing solicitors in Cornwall will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Cornwall. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cornwall.

For each commercial conveyancing transaction in Cornwall it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Cornwall commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Cornwall.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Cornwall?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Cornwall. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm purchasing a new build house in Cornwall benefiting from help to buy. The builders refused to move on the amount so I negotiated 6k of additionals instead. The sale representative suggested that I not to tell my conveyancer about the extras as it will adversely affect my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I need to instruct a conveyancing solicitor for purchase conveyancing in Cornwall. I happened to land on a site which seems to have the perfect answer If there is a chance to get all the legals done via web that would be preferable. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?