My fiance and I are purchasing a purpose built apartment in St Columb with a homeloan from .We would like to retain our St Columb conveyancing solicitor but says her practice is not on their "panel". we are left little option but to use a panel lawyer or retain our preferred solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that use our lawyer?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that conveyancers will be on the conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for

The estate agent has sent us the confirmation of our purchase of a new build apartment in St Columb. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in St Columb

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are architect prepared. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. St Columb is where the house is located. Is there any advice you can impart?

Flying freeholds in St Columb are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Columb you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Columb may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

What does commercial conveyancing in St Columb cover?

St Columb conveyancing for business premises covers a broad array of advice, provided by regulated solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

We own a leasehold flat in St Columb. Conveyancing was completed in 2011. I have heard that I should not let the lease length fall too short. Why is that a problem?

St Columb leasehold properties are for a prescribed period - often just under one hundred years when they started. However many appartments in St Columb were built or converted in the 70’s80’s and so such leases now have less than 80 years left to run. This may seem like plenty of time but Banks, Building Societies and other mortgage institutions generally need leases to have at least seventy five years remaining to be mortgageable. Accordingly when you come to sell the property you will need to extend the term of your lease if you are approaching eighty years. To increase the marketability of your property you should be considering whether to extend your lease long before you come to sell it. You should note that there are strong financial reasons to taking action before the lease hits eighty years as when the lease is less than eighty years the premium you have to pay to extend starts to increase.