My husband and I swapping mortgage lender for our apartment in Truro with HSBC. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the apartment is repossessed. I have two concerns (1) Is this document specific to the HSBC conveyancing panel as he never had to sign this form when we remortgaged 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your HSBC conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to HSBC. This is solely used to protect HSBC if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of HSBC had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

We're in Truro, First time buyers buying with a mortgage (lender is Yorkshire BS , and our solicitor is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Yorkshire BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Is there a list of Nottingham panel conveyancers in Truro on the Building Society Association’s Website?

No. There is no such facility on the CML or Building Society Association sites. Very few lending institutions make their panel listings open the public on the web. Where you are looking for a Truro conveyancing practitioner on the Nottingham please make the most of our tool.

I can not work out if my mortgage offer requires a lease extension. I have called into my local Truro building society branch on various occasions and was told it wasn't an issue and they will lend. My Truro conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. I have no idea who is right.

Your conveyancer must comply with the CML Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

After what feels like an age I have had an offer on a flat in Truro agreed to, but there is a chain. The sellers have put an offer on on an apartment, however it’s not yet agreed to, and are looking at other flats in the pipeline. I have chosen a nearby conveyancing solicitor in Truro. What do I do now? At what point do I apply for the mortgage with Aldermore?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then valuation, Truro conveyancing search fees, etc). The first thing to do is ensure that your solicitor is on the Aldermore approved list. As to the subsequent stages this very much dictated by the circumstances of your case, desire for this property and on the state of the market. In a hot market the majority of buyers would apply for a home loan with Aldermore and pay for the valuation and only if it comes back ok would they ask their conveyancer to move forward with the conveyancing in Truro.

Do commercial conveyancing searches disclose planned roadworks that could affect a commercial site in Truro?

Its becoming the norm that commercial conveyancing solicitors in Truro will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Truro. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Truro.

For each commercial conveyancing transaction in Truro it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Truro commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Truro.

The estate agent has sent us the confirmation of our purchase of a new build flat in Truro. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Truro

There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?