Can you clarify what the consequences are if my lawyer’s firm is suspended from the UBS Solicitor panel ahead of completing my conveyancing in Calstock?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I happen to be the single beneficiary of my late mum's estate and I have everything in my name alone, including the my former home in Calstock. The Calstock property was put into my name in August. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership will be treated the same way as though I had purchased the house in August. Do I have to wait 6 months to sell?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Some mortgage companies would take a practical view as this clause is primarily there to pick up on subsales or the wholesaling and assigning of property.

Can you point me to a directory of Principality panel conveyancers in Calstock on the Building Society Association’s Website?

No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings visible on the web. Where you are seeking to appoint a Calstock solicitor on the Principality please use our facility.

Can I be sure that the Calstock conveyancing solicitor on the UBS panel is any good?

When it comes to conveyancing in Calstock getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your conveyancing.

I used Arc property Solicitors several years past for my conveyancing in Calstock. I now require my file however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Calstock of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Calstock differ for new build properties?

Most buyers of new build residence in Calstock come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because house builders in Calstock usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Calstock or who has acted in the same development.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £175,000 apartment in Calstock in just under a week. The management company has quoted £408 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Calstock?

Calstock conveyancing on leasehold apartments more often than not involves the purchaser’s solicitor submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to such questions the majority will be content to assist. They are entitled to invoice a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average fee for the information that you are referring to is £350, in some cases it is in excess of £800. The administration charge levied by the landlord must be accompanied by a synopsis of entitlements and obligations in respect of administration fees, without which the charge is technically not due. Reality however dictates that you have no choice but to pay whatever is requested of you if you want to sell the property.

Calstock Leasehold Conveyancing - A selection of Questions you should ask Prior to buying

Most Calstock leasehold properties will incur a service charge for maintenance of the block set on behalf of the landlord. Should you purchase the property you will have to pay this amount, normally periodically throughout the year. This can be anything from a few hundred pounds to thousands of pounds for blocks with lifts and large common grounds. In all probability there will be a rentcharge to be met annual, this is usually not a exorbitant sum, say approximately £25-£75 but you need to enquire it because sometimes it could be surprisingly expensive. Are any of leasehold owners in dispute over their service charge liability? How much is the ground rent and service charge?