We are a couple about to sign contracts for a leasehold flat in Carbis Bay. We encountered a stumbling block. Our mortgage offer with runs out on but the owners are insisting on a completion date of . Can one prolong the loan offer?

The person best placed to deal with your issue is your lawyer who will hopefully determine if he or she is corresponding with the bank, seller’s conveyancers, property agents or indeed all parties given the circumstances your house move to date.

I own a freehold property in Carbis Bay but still pay rent, why is this and what is this?

It’s unusual for properties in Carbis Bay and has limited impact for conveyancing in Carbis Bay but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

I have been recommended a conveyancing solicitor in Carbis Bay. I I would like to check if they are accepted on the conveyancing panel. Could you advise?

The first thing to do is call the solicitor and enquire whether they are on the lender panel. Otherwise you can call who may be able to assist.

I just acquired a property at auction in Carbis Bay. Conveyancing is needed. What are my next steps?

Now that you have legally bound yourself to purchase you must instruct a conveyancing practitioner soon as you are facing a tight deadline in which to complete the purchase. An auction property will ordinarily have a bespoke legal set of papers. This will likely include most,if not all of the documents that your conveyancer requires. If you have purchased leasehold premises the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You should give this to the solicitor working for you ASAP. Do make sure that your finances are organised to complete the transaction on the set completion date.

After much negotiation I have agreed a price on a house in Carbis Bay. My mortgage broker pressured me to appoint their . I paid an on account payment of £200. A couple of days later, the called me to say that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

have agreed my mortgage in principle, my offer on a flat in Carbis Bay has been agreed to, what happens next?

Your estate agent will want to know who your solicitors are (ensure that the are on the lender’s panel). Telephone or your financial adviser and complete any outstanding paperwork. will instruct a valuer who will get in touch with the selling agent or owners to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes about ten days to receive the mortgage offer. will send the offer to you and your . The legal work will then take it’s course according the nature and complexity of the conveyancing in Carbis Bay.

How straightforward is it to use your search facility to find a conveyancing practitioner in Carbis Bay on the panel for my lender?

First select a lender such as , or then specify your preferred area e.g. Carbis Bay. Conveyancing organisations in Carbis Bay and beyond should be listed.