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Find a Mousehole Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Mousehole? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Mousehole home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Mousehole conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Mousehole

We are buying a 3 bedroom flat in Mousehole with a mortgage. We like our Mousehole conveyancer, but the lender advise he's not on their "panel". It seems we have little choice but to use one of the lender panel conveyancing practices or retain our Mousehole conveyancer and pay for one of their panel lawyers to represent them. We regard this is inequitable; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Mousehole conveyancing solicitor to apply to be on the conveyancing panel.

I'm buying my first flat in Mousehole with the aid of help to buy. The sellers refused to budge the amount so I negotiated 6k of extras instead. The sale representative advised me not reveal to my lawyer about this extras as it would affect my loan with the bank. Do I keep my lawyer in the dark?.

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.

I am looking for a flat up to £305k and found one close by in Mousehole I like with amenity areas and transport links nearby, however it's only got 61 years on the lease. There is not much else in Mousehole for this price, so just wondered if I would be making a grave error acquiring a short lease?

Should you require a home loan the shortness of the lease will be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

Am I best advised to choose a Mousehole conveyancing solicitor based in the location that I am hoping to buy? I have an old university friend who can conduct the conveyancing but his firm is located 300miles drive away.

The primary upside of using a high street Mousehole conveyancing practice is that you can pop in to execute paperwork, deliver your ID and pester them if necessary. Having local Mousehole know how is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were impressed that must outweigh using an unknown Mousehole conveyancing solicitor just because they are Mousehole based.

I am employed by a long established estate agency in Mousehole where we have witnessed a number of flat sales derailed due to short leases. I have received inconsistent advice from local Mousehole conveyancing firms. Could you shed some light as to whether the seller of a flat can initiate the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Mousehole Conveyancing for Leasehold Flats - Sample of Queries before buying

    Who takes responsibility for maintaining and repairing the building? Please note that where the lease has fewer than 80 years it will have adverse implications on the marketability of the apartment. It is worth checking with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will most likely require a lease extension at some point and it is worth discovering what this would cost. For most Mouseholelease extensions you would be required to have been the owner of the property for a couple of years before you are entitled to carry out a lease extension. How much is the ground rent and service charge?

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