I am progressing with the sale of my house in Perranporth and the EA has just telephoned to say that the buyers are changing their conveyancer. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their conveyancing panel. On what basis would a big named lender only deal with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Perranporth ?

Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Banks justify this action to a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose 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. Your purchasers are not going to have any impact on this.

Due to complete my purchase in Perranporth next Friday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not specific to conveyancing in Perranporth.

We note that you have a search directory identifying law firms on the Skipton conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Perranporth?

We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Perranporth.

I moved into my house on 5 March and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Perranporth advises it would be formalised inside ten days. Are properties in Perranporth particularly slow to register?

As far as conveyancing in Perranporth is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can differ subject to the party submitting the application, whether there are errors and if the Land registry have to notify any 3rd persons or bodies. As of today roughly three quarters of submission are fully dealt with within two weeks but occasionally there can be protracted delays. Registration is effected after the buyer has moved in to the premises thus registration formalities is not always top priority but if it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.

Harry (my fiance) and I may need to sub-let our Perranporth ground floor flat temporarily due to a new job. We used a Perranporth conveyancing firm in 2004 but they have since shut and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?

A small minority of properties in Perranporth do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I own a basement flat in Perranporth, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Perranporth with a long lease are worth £171,000. The average or mid-range amount of ground rent is £50 per annum. The lease expires on 21st October 2103

With only 79 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.