It is is a decade since I purchased my property in Falmouth. Conveyancing lawyers have just been retained on the sale but I can't find my title deeds. Will this jeopardise the sale?

Don’t worry too much. First the deeds may be with your mortgage company or they could be archived with the lawyers who oversaw your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Falmouth relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.

We're in Falmouth, First timers buying with a mortgage (lender is Kent Reliance , and our solicitor is on the Kent Reliance conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Kent Reliance conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Should commercial conveyancing searches reveal impending roadworks that could affect a commercial estate in Falmouth?

Its becoming the norm that commercial conveyancing solicitors in Falmouth will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Falmouth. The report provides 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 Falmouth.

For every commercial conveyancing transaction in Falmouth it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Falmouth commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Falmouth.

I am purchasing my first flat in Falmouth with a mortgage from Lloyds TSB Bank. The builders refused to reduce the price so I negotiated 6k of extras instead. The property agent suggested that I not to tell my solicitor about this deal as it may put at risk my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Falmouth is where the house is located. Is there any advice you can impart?

Flying freeholds in Falmouth are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Falmouth you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Falmouth 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.