I am considering applying for a Coventry BS mortgage for purchase of a newly converted (under development) in Falmouth with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Coventry BS ?

There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

The deeds to our house are lost. The conveyancers who dealt with the conveyancing in Falmouth 10 years ago are no longer around. What do I do?

Nowadays there are copies made of almost everything, and your lawyer should know exactly where to look for all the appropriate paperwork so you may buy or sell your property without a hitch. Where duplicates can’t be found, your conveyancer can put in place insurance or indemnities against future claims on the property.

About to purchase a new build flat in Falmouth. Conveyancing is a frightening process 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 are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Falmouth

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. Please supply a car parking plan.

I decided to have a survey carried out on a property in Falmouth prior to retaining solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some banks tend not give a loan on such a home.

It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you e-mail us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Falmouth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Falmouth to see if the conveyancing costs will increase in light of this.

I've found a house that appears to be perfect, at a great figure which is making it all the more appealing. I have just found out that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a leasehold house in Falmouth. Conveyancing advisers have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Falmouth ?

Most houses in Falmouth are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Falmouth so you should seriously consider looking for a Falmouth conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as obtaining the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the house is part of an estate. Your conveyancer should appraise you on the various issues.

Falmouth Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

Plenty Falmouth leasehold flats will have a service charge for the upkeep of the building invoiced by the freeholder. Should you buy the flat you will have to pay this contribution, normally quarterly accross the year. This can be anything from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. In all likelihood there will be a rentcharge to be met annual, this is usually not a large amount, say around £50-£100 but you should to check as on occasion it could be prohibitively expensive. Its a good idea to find out as much as possible concerning the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to every day matters like the tidiness of the common parts. Enquire of other people whether they are happy with their service. On a final note, investigate as to the dates that you are obliged pay the maintenance charge to the relevant party and specifically what you get for your money. Be sure to find out if there is anything that is prohibited in the lease. By way of example some leases prohibit pets being allowed in certain buildings in Falmouth. If you love the flatin Falmouth however your cat is not allowed to make the move with you then you have a very hard choice.