Are the Camelford conveyancing solicitors identified as being on the Santander conveyancing panel, together with their details provided by Santander?

Camelford conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.

Is it the case that all Camelford solicitors on the TSB conveyancing panel are governed by the SRA?

As solicitors, in order to be on the TSB approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.

We have agreed to purchase a house in Camelford. One unusual aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Co-operative your lawyer must check the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Co-operative where a lease fails to satisfy these provisions. The requirements relate to the installation of panels on properties countrywide and is not restricted to Camelford.

Completion of my purchase has taken place for my property in Camelford. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Camelford is where the house is located. Can you shed any light on this issue?

Flying freeholds in Camelford are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Camelford you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Camelford may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

How does the Landlord & Tenant Act 1954 affect my business offices in Camelford and how can you help?

The 1954 Act provides security of tenure to commercial leaseholders, giving them the right to apply to court for a renewal tenancy and remain in occupation at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Camelford is one of the numerous areas of the UK in which our lawyers are based

I today plan to offer on a house that seems to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have since been informed that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Camelford. Conveyancing solicitors have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Camelford ?

The majority of houses in Camelford are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Camelford so you should seriously consider shopping around for a Camelford conveyancing solicitor and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’sconsent to carry out changes to the property. It may be necessary to pay a contribution towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer will appraise you on the various issues.

I invested in buying a basement flat in Camelford, conveyancing formalities finalised in 2005. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Camelford with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 2092

With only 67 years unexpired the likely cost is going to range between £10,500 and £12,000 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.