Unfortunately I am unable to travel far from Hayle. I would like to know the logic why all Hayle property lawyers are not on all bank panels?

Banks tend to restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Frequent examples of such criteria being that the firm needs to have two or more partners. As well as restricting the nature of firm, some lenders made a decision to limit the number of practices they permit to represent them. You should note that building societies have no liability for the quality of service provided by any Hayle solicitor on their panel. Property fraud was a key driver in the rationalisation of solicitor panels from 2008 notwithstanding that there are opposing points of view about the extent of solicitor involvement in some of that fraud. Statistics via the Land Registry indicates that thousands of conveyancing practices only carry out a couple of conveyances annually. Those supporting conveyancing panel consolidation ask why law firms should have claim to be on a lender panel when it is apparent that property law is not their primary expertise?

As someone unfamiliar with conveyancing in Hayle what is your top tip you can impart for the legal transfer of property in Hayle

You may not hear this from too many lawyers but conveyancing in Hayle and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists lots of room for friction between you and other parties involved in the transaction. For example, the seller, estate agent and sometimes your mortgage company. Selecting a solicitor for your conveyancing in Hayle should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the legal process whose role it is to look after your legal interests and to keep you safe.

Every so often a third party with a vested interest will try and persuade you that it is in your interests to do things their way. For instance, the selling agent may claim to be helping by suggesting your lawyer is dragging his heels. Or your mortgage broker may tell you to do take action that is contrary to your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Me and my brother have a terraced Georgian property in Hayle. Conveyancing solicitor acted for me and Alliance & Leicester . I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the exact same property. Is it worth asking Alliance & Leicester to clarify?

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hayle and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing practitioner who conducted the purchase.

I have been on the look out for a flat up to £195,000 and found one close by in Hayle I like with a park and transport links nearby, the downside is that it only has 51 remaining years left on the lease. There is not much else in Hayle suitable, so just wondered if I would be making a grave error acquiring a short lease?

Should you need a home loan that many years will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

I am using a search engine for the term on line conveyancing in Hayle it brings up many solicitorslocally. With so much choice what is the best way to find the suitable solicitor for my move?

The ideal method of seeking the right conveyancer is via personal referral, so ask colleagues and family who have bought a property in Hayle or the local estate agent or financial adviser. Fees for conveyancing in Hayle differ, so it's sensible to obtain at least four fee calculations from different solicitors. Dont forget to clarify that the charges are guaranteed not to increase.