I am buying a end of terrace house in Trelogan. We would like to convert the garage to a playroom at the property.Will the conveyancing process include investigations to ascertain if these works are permitted?

Your conveyancer should review the registered title as conveyancing in Trelogan can on occasion reveal restrictions in the title deeds which restrict certain alterations or need the consent of a 3rd party. Some works require local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

We had instructed conveyancers located in Trelogan on the Virgin Money solicitor approved list. They have just billed me an additional fee for dealing with the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?

As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer can charge a fee for this. The fee is not set by Virgin Money but by your Trelogan conveyancer. Some firms on the Virgin Money panel will levy an ‘acting for lender’ fee but plenty of practices include it on their overall fee.

My sealed bid on a detached house in Trelogan has been agreed to, the sellers do however have a connected purchase. The sellers have placed an offer on somewhere, however it’s not yet tied up, and are looking at other properties booked. I have chosen a local conveyancing solicitor in Trelogan. What should be my next step? When should I get the mortgage application with Clydesdale started?

It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then valuation, Trelogan conveyancing search costs, etc). First, you should check that your solicitor is on the Clydesdale approved list. Regarding the subsequent steps this very much dictated by the specifics of your case, desire for the property and on the state of the market. In a hot market the majority of purchasers would apply for a home loan with Clydesdale and pay for the valuation and only if it was satisfactory would they pay their lawyer to proceed with searches.

The deeds to our home can not be found. The lawyers who did the conveyancing in Trelogan 10 years ago have long since closed. Will I be able to sell the house?

As long as you have a registered title the information relating to your ownership will be recorded by HMLR with a Title Number. It is easy to execute a search at the Land Registry, locate your house and order current copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Trelogan is the location of the property. Can you offer any assistance?

Flying freeholds in Trelogan are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Trelogan you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Trelogan 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.

How simple is it to transfer to a new conveyancer as I need to appoint a firm on the Coventry Building Society conveyancing list. I was using a local conveyancing solicitor in Trelogan round the corner but he is not accepted by Coventry Building Society

It would be our pleasure to help you select a conveyancing solicitor in Trelogan on the Coventry Building Society panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Trelogan. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Trelogan.

What makes a Trelogan lease unacceptable for security purposes?

There is nothing unique about leasehold conveyancing in Trelogan. Most leases are individual and legal mistakes in the legal wording can result in certain provisions are missing. The following missing provisions could result in a defective lease:

Repairing obligations to or maintain elements of the property A provision for the recovery of money spent for the benefit of another party.

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Santander, Skipton Building Society, and Aldermore all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the purchaser to pull out.

I purchased a 2 bed flat in Trelogan, conveyancing having been completed November 1999. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Trelogan with over 90 years remaining are worth £265,000. The ground rent is £50 per annum. The lease comes to an end on 21st October 2100

With just 76 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 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 comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.