lenderpanel

Find a Falmouth Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Falmouth

What is the first thing I need to know about purchase conveyancing in Falmouth?

You may not hear this from too many lawyers but conveyancing in Falmouth or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists an abundance of room for confrontation between you and others involved in the legal transfer of property. For instance, the vendor, selling agent and even potentially a mortgage company. Selecting a solicitor for your conveyancing in Falmouth an important selection as your conveyancer is your adviser, and is the SOLE party in the transaction whose role it is to act in your best interests and to protect you.

Sometimes a third party with a vested interest will try and persuade you that it is in your interests to do things their way. As an example, the estate agent may claim to be helping by claiming that your lawyer is wrong. Or your mortgage broker may try to convince you to do something that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties in the home moving process.

After much negotiation I have agreed a price on a house in Falmouth. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. A few days later, the property lawyer contacted me to say that they were not on the Barclays 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 Barclays 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.

I am due to exchange contracts on my house. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Virgin Money are being difficult. The Falmouth solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

About to purchase maisonette in Falmouth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Falmouth property lawyer is on the Skipton conveyancing panel.

Should commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Falmouth?

Many commercial conveyancing solicitors in Falmouth will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Falmouth. The report 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 Falmouth.

For each 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 dealt with adequately may cause delays to Falmouth commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Falmouth.

Due to the guidance of my in-laws I had a survey completed on a house in Falmouth before appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some lenders tend not issue a mortgage on this type of property.

It depends who your proposed lender is. Santander has different requirements for example to Halifax. If you contact us we can check via the appropriate bank. 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 own a leasehold house in Falmouth. Conveyancing and Bank of Scotland mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Falmouth who acted for me is not around. Any advice?

The first thing you should do is contact HMLR to be sure that this person is indeed the new freeholder. There is no need to incur the fees of a Falmouth conveyancing firm to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Falmouth - Sample of Questions you should consider Prior to buying

    Best to be warned whether fixing the lift or some other significant cost is pending that will be shared between the leaseholders and could well dramatically impact the level of the maintenance charges or result in a one off payment. If a Falmouth lease has less than 80 years it will have adverse implications on the marketability of the apartment. It is worth checking with your lender that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will most likely require a lease extension sooner rather than later and it is worth finding out how much this will be. Remember, in most cases you will be be obliged to have been the owner of the premises for two years in order to be entitled to carry out a lease extension. Are any of leasehold owners in dispute over their service charge payments?

Last updated

Neighbouring Locations

Penryn
Redruth
St Agnes
Truro
Falmouth
St Mawes

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