Our Helston conveyancer has discovered a difference between the assumptions in the home valuation report and what is revealed within the legal papers for the property. My lawyer says that he is obliged to check that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s course or action legitimate?

Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

There is lots of information on this site concerning conveyancing in Helston but what is your top tip for appointing the right conveyancer in Helston

We would encourage you not to base your choice on the lowest Helston conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

My wife and I buying a terrace house in Helston. The intention is to convert the garage to a playroom at the property.Will the conveyancing process involve checks to see if these alterations are permitted?

Your conveyancer will review the deeds as conveyancing in Helston will sometimes identify restrictions in the title deeds which restrict categories of alterations or require the consent of another owner. Certain extensions require local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

We were going to get a AIP from Nationwide this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Helston solicitors on the Nationwide conveyancing panel, or is it better to go independently?

You will need to appoint Helston solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.

I purchased my flat on 10 January and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Helston said it should be concluded in less than a month. Are properties in Helston particularly slow to register?

There is nothing unique when it comes to conveyancing in Helston registration formalities. Rather than based on location, timeframes can differ depending on who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. Currently roughly three quarters of such applications are completed within two weeks but occasionally there can be longer hold-ups. Registration occurs once the purchaser is living at the property therefore post completion formalities is not always top priority but if it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.

I am buying my first flat in Helston with the aid of help to buy. The sellers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not disclose to my conveyancer about this extras as it could jeopardize my mortgage with the bank. Should I keep quiet?.

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

In searching the world wide web for the term conveyancing in Helston it shows results of many conveyancerslocally. How do I determine which is the right property lawyer for my move?

The preferential method of finding a suitable conveyancer is through a trusted referral, so enquire of friends and relatives who have acquired a property in Helston or the reputable estate agent or financial adviser. Charges for conveyancing in Helston differ, so it's advisable to obtain a minimum of three costs illustrations from varying types of law firms. Be sure to obtain confirmation that the fees are fixed.