As a novice what is the most important piece of guidance you can give me regarding purchase conveyancing in Polperro?

You may not hear this from too many lawyers but conveyancing in Polperro or throughout Cornwall is often a confrontational experience. In other words, when it comes to conveyancing there exists an abundance of room for conflict between you and others involved in the house moving process. For example, the seller, property agent and on occasion the mortgage company. Appointing a law firm for your conveyancing in Polperro should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the transaction whose responsibility is to protect your best interests and to keep you safe.

On occasion a third party with a vested interest may attempt to sway you that it is in your interests to do things their way. For instance, the selling agent may claim to be helping by claiming that your lawyer is wrong. Or your mortgage broker may tell you to do something that is contrary to your solicitors advice. You should always trust your lawyer above all other parties in the conveyancing process.

When it comes to mortgage companies such as Yorkshire BS, do Polperro solicitors face a fee to be on the list of approved solicitors?

We are unaware of any lender fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

Two weeks ago we had a mortgage agreed in principle with Nottingham. Polperro conveyancing practitioners have been instructed. How long does it take for Nottingham to forward the offer to the conveyancing practitioner?

There is no definitive answer here. Have Nottingham done the valuation? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Barclays have agreed my mortgage in principle, my offer on a property in Polperro has been accepted, now what?

The estate agent will wish to know who your solicitors are (ensure that the property lawyers are on the lender’s panel). Contact Barclays or your broker and complete any relevant paperwork. Barclays will appoint a valuer who will get in touch with the selling agent or vendor to book an appointment. Once conducted (assuming no problems) it takes about a week to receive the mortgage offer. Barclays will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Polperro.

I have recentlybeen informed that Wolstenholmes have closed. They conducted my conveyancing in Polperro for a purchase of a leasehold apartment 12 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?

The easiest way to see if the property is in your name, 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 Polperro conveyancing specialists.

I am buying a new build house in Polperro with a loan from National Westminster Bank. The sellers would not reduce the amount so I negotiated 6k of additionals instead. The house builders rep advised me not disclose to my lawyer about this side-deal as it could adversely affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

My father completed his conveyancing in Polperro 7 years ago. He has been wed, widowed and is now remarried. He will be marketing the apartment in a few weeks. I believe he will just be asked to provide a copy of his marriage certificates to the conveyancer however he is anxious it could hold up the conveyancing. Is it worth updating the title details for the house?

It is not absolutely necessary to bring up to date the title for the property on the basis that you have the proof required to show how the change of name has come about.

Any purchaser’s conveyancer will check the registered details and require evidence to establish the name change e.g. marriage documentation.