There are numerous conveyancing solicitors in Trelogan but how do I know who's good?

Do not opt for the cheapest Trelogan conveyancing fees. 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 am currently in the process of buying my council flat in Trelogan. I have a mortgage agreed with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.

Skipton have agreed my mortgage in principle, my offer on a apartment in Trelogan has been agreed to, now what?

Your estate agent will need to know who your solicitors are (make sure the solicitors are on the bank’s approved list). Contact Skipton or your broker and complete any outstanding documentation. Skipton will appoint a valuer who will get in touch with the estate agent or vendor to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes approximately ten days to receive the mortgage offer. Skipton will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Trelogan.

It has been 4 months since my purchase conveyancing in Trelogan took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I need to retain a conveyancing solicitor for remortgage conveyancing in Trelogan. I happened to chance upon a web site which seems to have the ideal offering If there is a chance to get all this stuff done via phone that would be preferable. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I've recently bought a leasehold house in Trelogan. Am I liable to pay service charges for periods before my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I purchased a basement flat in Trelogan, conveyancing formalities finalised in 2004. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Trelogan with over 90 years remaining are worth £197,000. The ground rent is £55 charged once a year. The lease terminates on 21st October 2075

With just 56 years unexpired we estimate the premium for your lease extension to range between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.

I'm remortgaging a apartment in Trelogan. I can find my conveyancer's company on the CLC list, but I can't see my lawyer's name on the list. Should I be concerned?

Not all staff in the company must be listed by the regulator. As long there is someone qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unqualified staff.