I am purchasing a new build flat in Padstow and my conveyancer is advising me that she is duty bound to the mortgage company to disclose incentives from the seller. I am nearing the developer’s deadline to sign contracts and I don't want to delay matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

What does a local search inform me concerning the house we're buying in Padstow?

Padstow conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations such as Onsearch The local search is essential in every Padstow conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.

I have todaybeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Padstow for a purchase of a leasehold flat 9 months ago. How can I check that the property is not still registered in the name of the previous owner?

The quickest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Padstow conveyancing specialists.

Just had an offer accepted on a new build apartment in Padstow. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Padstow

There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have just been informed that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Padstow. Conveyancing solicitors have are about to be instructed. Will they explain the issues?

Most houses in Padstow are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Padstow so you should seriously consider looking for a Padstow conveyancing practitioner and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the freeholder’spermission to conduct changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the estate where the property is part of an estate. Your conveyancer will report to you on the legal implications.

I invested in buying a garden flat in Padstow, conveyancing was carried out May 2000. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Padstow with a long lease are worth £227,000. The ground rent is £50 charged once a year. The lease terminates on 21st October 2097

With 71 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.