We were about to retain a conveyancing solicitor in Hayle endorsed by you but stumbled across alternative estimates on the internet seem less pricey – why is this?

One can find many firms of websites advertising alleged cut-price conveyancing, yet more often than not supplementalfees end up with the completion invoice being escalated. Conveyancers are obliged to make sure that fees listed in terms and conditions should be equitable and be applied The solicitors that we put forward for conveyancing in Hayle set out all charges for a standard conveyancing matter.

I am the registered owner of a freehold property in Hayle but still invoiced for rent, why is this and what is this?

It is rare for properties in Hayle and has limited impact for conveyancing in Hayle 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 date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.

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

I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in Hayle I like with amenity areas and railway links in the vicinity, the downside is that it's only got 49 years on the lease. There is not much else in Hayle suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

I've recently bought a leasehold flat in Hayle. Do I have any liability for service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I invested in buying a leasehold flat in Hayle, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Hayle with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2090

You have 65 years remaining on your lease we estimate the premium for your lease extension to range between £13,300 and £15,400 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered 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.

We had our mortgage approved last Friday with our bank. We are using a high street conveyancer in Hayle yesterday. Today, our mortgage adviser called to say that the bank said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we had no idea that the bank had a say Is this permitted?

You are at liberty to select any conveyancing solicitor you want to instruct including the said conveyancer in Hayle nevertheless if your bank aren't happy with them you will have to incur an extra fee so the bank can instruct their own solicitors as well to protect their interest. On occasion it is conceivable that your preferred conveyancing firm to get added to the mortgage company panel. You can use internet tools such as lenderpanel.com to find a conveyancing solcitor in Hayle on the lender panel. You can go into your local lender branch in Hayle. They will know some good conveyancing solicitors in Hayle on the panel for your bank.