I hired a Truro based lawyer for our conveyancing in Truro last week. After carefully reading the terms of engagement I seeI am responsible for costs even if the movefalls through. Should I go with them or instruct a web based conveyancing brokerage offering no completion no cost conveyancing in Truro?

Generally there is a compromise along the lines that if "No Sale No Fee" is available then the conveyancing charges will generally be higher to counteract those conveyances that do not proceed. Do bear in mind that these offerings rarely protect you from outlay such as Truro conveyancing search expenses.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Truro?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Truro. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Taking into account that I am about to part with 450k on a property in Truro I would like to have a conversation with the solicitor regarding theconveyancing in advance of giving the go ahead to the firm. Can this be arranged?

We could not agree more - we would be pleased to talk to you we do not take any clients on without you first talking to the conveyancer who will be carrying out your conveyancing in Truro.There is no ‘factory style conveyancing’ - every client is unique person, not a file number. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Truro should be the figure that you end up paying.

We're FTB’s - had an offer accepted, but the estate agent informed us that the owners will only proceed if we instruct the agent's chosen lawyers as they want a ‘quick sale’. My instinct tells me that we should use a family solicitor used to conveyancing in Truro

We suspect that the seller is not behind this ultimatum. If they want ‘a quick sale', taking such a hostile approach to a genuine purchaser is not the way to achieve this. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to go, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you are going to appoint your preferred Truro conveyancing lawyers - not the ones that will provide the negotiator at the agency a referral fee or meet his conveyancing targets demanded by corporate headquarters.

Are there frequently found deficiencies that you encounter in leases for Truro properties?

There is nothing unique about leasehold conveyancing in Truro. All leases are unique and drafting errors can sometimes mean that certain sections are missing. For example, if your lease is missing any of the following, it could be defective:

Insurance obligations Service charge per centages that don't add up correctly leaving a shortfall

A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , The Royal Bank of Scotland, and Aldermore all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the buyer to withdraw.

I acquired a basement flat in Truro, conveyancing having been completed 10 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Truro with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 2091

You have 66 years left to run we estimate the price of your lease extension to span between £11,400 and £13,200 plus 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 supply the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.