I am assisting my step-mother sell her house in Gunnislake. Will the conveyancer commission the EPC or do I organise this?

After the abolition of HIPs, energy performance certificates was retained a mandatory part of moving property. An EPC must be to hand in advance of the property being marketed. This is not a task that lawyers normally arrange. Where you are instructing a Gunnislake conveyancing lawyer they might be willing to arrange energy performance certificates due to their relationships with long established local providers

I just bought a flat at auction in Gunnislake. Conveyancing is required. What are my next steps?

Now that you are exchanged you should appoint a conveyancing solicitor as a matter of urgency as you are facing a fast approaching a drop dead date to complete the property. An auction property will have a corresponding legal set of papers. This should include evidence of title and search results. If you have purchased leasehold property the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You need to pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in place to complete on the date specified in the contract.

About to purchase apartment in Gunnislake. 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 RBS 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 Gunnislake property lawyer is on the RBS conveyancing panel.

I am buying a new build apartment in Gunnislake. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Gunnislake

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, chain free conveyancing. Gunnislake is the location of the property. Is there any advice you can give?

Flying freeholds in Gunnislake 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 Gunnislake you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gunnislake may decide 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 property.

In what way can the Landlord & Tenant Act 1954 affect my business premises in Gunnislake and how can your lawyers assist?

The particular law that you refer to provides protection to business tenants, giving them the right to apply to court for a new tenancy and continue in occupation at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Gunnislake is one of our many areas of the UK in which our lawyers are located

I have just started marketing my ground floor apartment in Gunnislake. Conveyancing is yet to be initiated, but I have recently had a half-yearly service charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should clear the service charge as usual because all rents and maintenance invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I inherited a studio flat in Gunnislake, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Gunnislake with an extended lease are worth £181,000. The ground rent is £55 yearly. The lease terminates on 21st October 2074

With 51 years remaining on your lease we estimate the price of your lease extension to span between £30,400 and £35,200 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.