I am buying a leasehold flat in Porthleven. My Solicitor is not on the lender solicitor panel. Is it possible for me to use my Porthleven conveyancing solicitor even though they are not on the lender panel of approved conveyancing solicitors?

Your options include

• Proceed with your chosen Porthleven lawyer but your mortgage company will need to instruct a property lawyer from their conveyancing panel. This will result in additional charges together with probable frustration.
• Appoint a fresh conveyancer to conduct the conveyancing, making sure they are on the lender conveyancing panel.
• Convince your solicitor to do everything possible to get listed on the lender’s panel of solicitors

Do I have to attend the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Porthleven so that I can attend their offices if necessary.

Most conveyancing panel lawyers for banks undertake all of the work via Royal Mail, e-mail or over phone calls. This means that they can undertake the legal work for your home move regardless of where you live in England or Wales. However you should see if you have the option of going to the offices of your conveyancing lawyer if you prefer.

I'm purchasing my first flat in Porthleven with a mortgage from TSB. The builders refused to budge the amount so I negotiated £7000 of additionals instead. The property agent told me not to tell my conveyancer about the side-deal as it could affect my loan with the lender. Do I keep my lawyer in the dark?.

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.

Am I better off to instruct a Porthleven conveyancing solicitor in close proximity to the house I am buying? An old friend can deal with the legal formalities however they are based over three hundred miles away.

The primary upside of using a local Porthleven conveyancing practice is that you can attend the office to sign paperwork, present your ID and apply pressure on them if necessary. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and the majority were happy that must outweigh using an unfamiliar Porthleven conveyancing lawyer solely due to them being local.

I am in need of some leasehold conveyancing in Porthleven. Before diving in I want to be sure as to the unexpired term of the lease.

If the lease is registered - and almost all are in Porthleven - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a 1st floor flat in Porthleven, conveyancing having been completed in 2012. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Porthleven with an extended lease are worth £191,000. The ground rent is £55 invoiced annually. The lease ceases on 21st October 2078

With just 53 years remaining on your lease we estimate the premium for your lease extension to span between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.