Our nephew is buying a house that has just been built in Marazion with a home loan from Nationwide. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

When researching consumer advice sites for a conveyancing lawyer in Marazion, most post that I should use a CQS accredited lawyer. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing processes via the scheme protocol the standard includes numerous firms who conduct conveyancing in Marazion.

How does conveyancing in Marazion differ for new build properties?

Most buyers of new build premises in Marazion come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because house builders in Marazion typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Marazion or who has acted in the same development.

In scouring the internet for the words on line conveyancing in Marazion it reveals numerous conveyancersin the vicinity. How do I determine which is the suitable solicitor for the sale of my house?

The best method of finding a suitable conveyancer is through a trusted recommendation, so enquire of colleagues and those you trust who have purchased a property in Marazion or a local estate agent or mortgage broker. Costs for conveyancing in Marazion differ, so it's sensible to request at least three fee calculations from different companies. Be sure to secure confirmation what costs in the quote includes.

What makes a Marazion lease problematic?

There is nothing unique about leasehold conveyancing in Marazion. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain clauses are not included. The following missing provisions could result in a defective lease:

A provision for the recovery of money spent for the benefit of another party.

You could have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Bank of Scotland, and Platform Home Loans Ltd all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to pull out.

I invested in buying a split level flat in Marazion, conveyancing formalities finalised 4 years ago. How much will my lease extension cost? Similar flats in Marazion with an extended lease are worth £180,000. The ground rent is £65 charged once a year. The lease finishes on 21st October 2080

With only 59 years left to run we estimate the premium for your lease extension to be between £20,900 and £24,200 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.