We were about to retain a conveyancing solicitor in St Austell recommended by you but have come across alternative estimates via the web appear less pricey – why is this?

There are many firms of solicitors promoting pretending to offer cheap conveyancing, but additionalcharges result in the closing fee markedly uplifted. Solicitors are duty bound to ensure fees listed in terms and conditions should be fair and reasonable invoiced The law firms that we list for conveyancing in St Austell specify all legal fees for the property you intend topurchase.

I am buying a property without a mortgage in St Austell. I have lived for the last twelve years in St Austell. Conveyancing searches are expensive. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a mortgage, then almost all of the St Austell conveyancing searches are non-obligatory. Your solicitor will 'advise', no-doubt strongly, that you should have searches done, but she has a professional duty to do this. Do bear in mind; if you are going to sell the house at a future date, it may be of importance to your prospective buyer what the searches disclose. Sometimes houses with no practical issues can still reveal unpredicted search results. A good conveyancing solicitor in St Austell should be able to give you some practical guidance in this regard.

It is a dozen years since I purchased my home in St Austell. Conveyancing lawyers have just been retained on the sale but I can't track down the title documents. Will this jeopardise the sale?

Don’t worry too much. Firstly there is a chance that the deeds will be retained by your lender or they could still be with the lawyers who oversaw the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in St Austell involves registered property but in the unlikely event that your home is unregistered it is more tricky but is resolvable.

Will our lawyer be making enquiries concerning flooding during the conveyancing in St Austell.

The risk of flooding is if increasing concern for solicitors carrying out conveyancing in St Austell. Plenty of people will purchase a property in St Austell, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, however there are a numerous searches that can be initiated by the purchaser or by their conveyancers which can give them a better understanding of the risks in St Austell. The conventional set of completed inquiry forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to discover whether the property has historically flooded. In the event that flooding has previously occurred and is not notified by the seller, then a purchaser could issue a compensation claim as a result of such an inaccurate reply. A buyer’s conveyancers may also conduct an environmental report. This will indicate whether there is any known flood risk. If so, further investigations should be made.

I am buying a new build flat in St Austell. Conveyancing is a frightening process 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 is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in St Austell

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?