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Find a Cornwall Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Cornwall? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Cornwall transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Cornwall conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Cornwall

My husband and I are buying a newly constructed duplex in Cornwall and my lawyer is telling me that she has to the bank to reveal incentives from the seller. I am nearing the developer’s deadline to sign contracts and my preference is not to prolong the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Cornwall building society branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My Cornwall conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

Provided that the lawyer is on the bank approved list, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I recently had an offer accepted on a house in Cornwall. My financial adviser recommended their conveyancers. I paid an upfront payment of £175. Shortly after, the lawyer called me embarrassingly acknowledging that they were not on the Aldermore 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 Aldermore 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.

My offer was accepted on a property in Cornwall on 28/4/2022, valuation was booked 4 days after, all came back fine. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Are Yorkshire BS entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

What does a local search reveal regarding the house I am buying in Cornwall?

Cornwall conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search plays a central part in many a Cornwall conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Cornwall is where the house is located. Can you shed any light on this issue?

Flying freeholds in Cornwall are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cornwall you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cornwall may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am using a search engine for the term cheap conveyancing in Cornwall it brings up many property lawyerslocally. With so much choice what is the best way to find the right solicitor for me?

The best way of finding a suitable conveyancer is via trusted recommendation, so seek the guidance of colleagues and those you trust who have bought a property in Cornwall or a local estate agent or financial adviser. Fees for conveyancing in Cornwall vary, so it's a good idea to secure a minimum of four estimates from different law firms. Make sure that you clarify that the charges are assured not to increase.

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Find out more about how flying freehold can affect your the value of a property.