The owners have rather brash sellers who has insisted on a preliminary agreement with a down payment of 5k. Is it wise to enter into such agreements?

There are two main downsides with signing a lock out contract (also referred to as a shut-out contract) is that it takes away the focus from moving forward with the conveyancing process, so unless it requires limited or no negotiation then it may transpire to be a cause of frustration and delay. It is not promoted amongst Tintagel conveyancing lawyers as a result. A further concern is the extent of the remedies available - an aggrieved purchaser is not likely to secure an injunctive ruling by a court to prevent the seller completing the sale to a third party, so the only remedy open via the contract will be the recovery of wasted costs and, in restricted situations, the additional payment of penalties.

Can you explain why leasehold purchase conveyancing in Tintagel costs more?

Tintagel leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

If you had a top tip for selecting a conveyancing solicitor in Tintagel what would it be?

Do not opt for the lowest Tintagel conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I have today made my last payment due on my mortgage with . I assume I don't need a Tintagel on the panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Tintagel solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Tintagel postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Tintagel.

I'm purchasing my first flat in Tintagel with a loan from . The builders would not budge the price so I negotiated 6k of additionals instead. The property agent told me not disclose to my solicitor about this extras as it will jeopardize my mortgage with the bank. Is this normal?.

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

How simple is it to use the search facility to find a conveyancing lawyer in Tintagel on the panel for my mortgage?

1st pick a bank such as , or then specify your location such as Tintagel. Conveyancing practices in Tintagel and further afield will then be listed.