It has taken forever and a day but a loan agreement from Santander for the remortgage of my 2 room apartment is expected any day now. Can you recommend a cheap conveyancing practitioner in Falmouth?

You are on the wrong site if you are seeking the lowest fares for conveyancing solicitors in Falmouth. Our aim is to provide value for money conveyancing but we do not work with the cheapest lawyers. Avoid the trap of appointing brokers offering the bait of low cost conveyancing in Falmouth. In your best case scenario, in being led by cheap conveyancing, you will get your money’s worth and at worst you will end up invoiced for additional fees and still not end up with the service you were looking for.

I happen to be the only beneficiary of my late mum's will with all property in now in my sole name, including the my former home in Falmouth. Conveyancing formalities meant that the Land Registry date was in May. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship will be regarded the same way as though I had purchased the property in May. Will no one buy the property for half a year?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Most banks would take a practical view as this requirement is primarily there to pick up on subsales or the quick reselling of properties.

When it comes to mortgage companies such as Leeds Building Society, do Falmouth conveyancing practitioners have to pay an annual charge to be on the conveyancing panel?

We are unaware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

Is it the case that all Falmouth solicitors on the UBS conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the UBS approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do list licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.

Are there restrictive covenants that are commonly picked up during conveyancing in Falmouth?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Falmouth. 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…’

If all goes to plan we aim to complete the disposal of our £200,000 maisonette in Falmouth next Friday. The landlords agents has quoted £420 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Falmouth?

Falmouth conveyancing on leasehold apartments normally necessitates fees being levied by management companies :

Addressing pre-contract enquiries Where consent is required before sale in Falmouth Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Falmouth leasehold property is £350. For Falmouth conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply answers.

Leasehold Conveyancing in Falmouth - Sample of Questions you should ask Prior to Purchasing

Are any of leasehold owners in arrears of their service charge payments? Be sure to enquire if there are any onerous prohibitions in the lease. For example it is reasonably common in Falmouth leases that pets are not permitted in in a block in Falmouth. If you love the propertyin Falmouth however your cat can’t move with you then you will be presented with a difficult decision. Most Falmouth leasehold flats will have a service bill for maintenance of the block invoiced on behalf of the management company. Where you acquire the apartment you will have to meet this contribution, usually periodically throughout the year. This may be anything from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal areas. In all likelihood there will be a rentcharge for you to pay yearly, this is usually not a significant figure, say approximately £25-£75 but you need to check as sometimes it can be prohibitively expensive.

What is the reason for my solicitor requiring numerous items of ID ahead of starting selling or purchasing a property in Falmouth?

Falmouth conveyancing practitioners are required by the Law Society, SRA, HMLR and current Money Laundering legislation to certify that the have checked the identity of their clients. It is also sometimes a requirement of your mortgage offer. In addition they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, NI number and date of birth.