We were about to instruct a conveyancing solicitor in Marazion endorsed by you but stumbled across alternative estimates via the web look cheaper – why is this?

You can find plenty of solicitors advertising what appear to be extremely cheap conveyancing in Marazion. You should give due consideration as to how much you respect your own move to want to take 'cheap' risks over the quality of the conveyancing. Many of them highlight a budget fee to entice you but plant extra costs in the small print..

I am buying a house mortgage free in Marazion. I have been living for the last 15 years in Marazion. Conveyancing searches are expensive. Given that I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?

If you not getting a mortgage, then almost all of the Marazion conveyancing searches are non-obligatory. Your conveyancer will try and steer you, perhaps strongly, that you should have searches carried out, but she has a professional duty to take that path of encouragement . One thing to consider; if you are going to sell the house one day, it could be of importance to your prospective purchaser what the searches determine. Sometimes houses with no practical issues can still show up negative search results. A good conveyancing solicitor in Marazion will provide you some practical advice in this regard.

Should I appoint a Marazion conveyancing practitioner based in the area that I am buying? I have an old university friend who can handle the legal work however her office is a couple of hundredmiles drive away.

The benefit of a high street Marazion conveyancing firm is that you can drop in to execute paperwork, hand in your ID and apply pressure on them where appropriate. Having local Marazion know how is a bonus. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and they were content that must surpass using an unfamiliar Marazion conveyancing lawyer just because they are round the corner.

Do you have any top tips for leasehold conveyancing in Marazion from the point of view of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Marazion can be reduced if you instruct lawyers the minute your agents start marketing the property and request that they start to collate the leasehold documentation needed by the buyers’ solicitors.
You may think that you are aware of the number of years left on your lease but it would be wise to double-check by asking your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to where the lease term is less than 80 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. A minority of Marazion leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. Many freeholders or managing agents in Marazion levy fees for supplying management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management information sought as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Marazion. If you hold a share in a the Management Company, you should ensure that you are holding the original share certificate. Organising a duplicate share certificate is often a lengthy process and frustrates many a Marazion conveyancing deal. If a new share is required, you should approach the company director and secretary or managing agents (where applicable) for this at the earliest opportunity.

I bought a 2 bed flat in Marazion, conveyancing was carried out 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Marazion with an extended lease are worth £222,000. The ground rent is £50 invoiced every year. The lease terminates on 21st October 2089

With 71 years unexpired the likely cost is going to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.

To what extent are Marazion conveyancing solicitors under an obligation to the Law Society to supply transparent conveyancing costs?

Contained within the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Marazion or beyond.