Our mortgage company has suggested a law firm on their panel based in Trelogan but I would rather use a conveyancing lawyer in Trelogan or nearer to where I live. Can you assist?

Not all Trelogan conveyancing practitioners are approved and listed on all lender’s conveyancing panel. Use our find an approved solicitor tool to choose a Trelogan conveyancing firm on the on the mortgage company panel.

five months have gone by following my purchase conveyancing in Trelogan completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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 asset 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'm purchasing a new build house in Trelogan with the aid of help to buy. The sellers refused to budge the price so I negotiated £7000 of extras instead. The estate agent suggested that I not disclose to my conveyancer about the deal as it will jeopardize my mortgage with the bank. Should I keep quiet?.

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

I am 17 days into a residential purchase having been directed to conveyancers by the estate agent to carry out the conveyancing in Trelogan. We are not happy. Can you help me find new conveyancers?

A solicitor would have to be really poor to suggest replacing them. Has your loan offer been issued? If so you need to inform them of the new contact details and get the loan are re-sent. Your new solicitor ideally should be on the mortgage company approved list to avoid supplemental costs and delays. That should be your first question of the new lawyers. Our find a solicitor tool will assist you in finding a bank approved solicitor for your conveyancing in Trelogan

Can you offer any advice when it comes to finding a Trelogan conveyancing practice to deal with our lease extension?

If you are instructing a solicitor for lease extension works (regardless if they are a Trelogan conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Trelogan conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:

What are the costs for lease extension conveyancing? If the firm is not ALEP accredited then what is the reason?

I inherited a leasehold flat in Trelogan, conveyancing formalities finalised October 2001. How much will my lease extension cost? Similar properties in Trelogan with an extended lease are worth £181,000. The ground rent is £55 invoiced every year. The lease finishes on 21st October 2072

With 50 years remaining on your lease we estimate the premium for your lease extension to span between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.