I am progressing with the sale of my apartment in Marazion and the EA has just text me to advise that the purchasers are swapping property lawyer. The reason given is that the mortgage company will only engage with property lawyers on their conveyancing panel. Why would a big named lender only engage with specific lawyers rather the firm that they want to select for their conveyancing in Marazion ?

Lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Lenders justify this action to a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.

Do commercial conveyancing searches disclose impending roadworks that could affect a commercial property in Marazion?

Its becoming the norm that commercial conveyancing solicitors in Marazion will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Marazion. The search result 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 Marazion.

For each commercial conveyancing transaction in Marazion 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 result in delays to Marazion commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Marazion.

What does commercial conveyancing in Marazion cover?

Marazion conveyancing for business premises covers a wide range of advice, provided by regulated solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

I am looking for a conveyancing solicitor in Marazion for my house move. Is there any facility to review a firm’s record with the legal regulator?

Anyone may review documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA could monitor telephone calls for training purposes.

Can you offer any advice when it comes to finding a Marazion conveyancing practice to deal with our lease extension?

If you are instructing a conveyancer for lease extension works (regardless if they are a Marazion conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with several firms including non Marazion conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:

What are the costs for lease extension conveyancing?

I acquired a ground floor flat in Marazion, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Marazion with a long lease are worth £179,000. The ground rent is £65 invoiced annually. The lease ceases on 21st October 2082

With just 57 years unexpired we estimate the price of your lease extension to range between £26,600 and £30,800 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.