We note that you have a search directory listing firms on the Coventry BS conveyancing panel. Do firms pay you a commission if I instruct them for our conveyancing in Liskeard?

We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Liskeard.

I am helping my niece sell her house in Liskeard. Will the conveyancing solicitor commission an energy performance certificate or should I organise this?

After the abolition of HIPs, EPC’s remained a compulsory part of selling a property. An energy performance certificate must be to hand in advance of the property being advertised. It is not as aspect of the sale process that law firms normally arrange. Where you are instructing a Liskeard conveyancing practitioner they may help arrange energy performance certificates given their contacts with reputable Liskeard assessors

We were going to get a OIP from TSB this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Liskeard solicitors on the TSB conveyancing panel, or is it better to go independently?

You will need to appoint Liskeard solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

My offer on a house in Liskeard has been agreed to, the sellers do however have a dependent purchase. The vendors have offered on a property, however it’s not been accepted yet, and have viewings of other properties booked. I have chosen a high street conveyancing solicitor in Liskeard. What do I do now? At what stage do I apply for the mortgage with Leeds Building Society?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then survey, Liskeard conveyancing search costs, etc). First, you must ensure that your solicitor is on the Leeds Building Society conveyancing panel. As to the subsequent phase this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. During a buoyant market the majority of purchasers will apply for the mortgage with Leeds Building Society and pay for the valuation and only if it was satisfactory would they ask their solicitor to move forward with searches.

I am purchasing my first flat in Liskeard with the aid of help to buy. The builders refused to move on the price so I negotiated 6k of extras instead. The estate agent advised me not disclose to my solicitor about this deal as it may put at risk my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Is it possible to change conveyancer as I need to appoint one who is on the Birmingham Midshires conveyancing list. I was using a family conveyancing solicitor in Liskeard five minutes from me but she is not approved by Birmingham Midshires

We will our best to assist in finding you a conveyancing solicitor in Liskeard on the Birmingham Midshires panel. Please note that the law firms that we on the directory do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Liskeard. In utilising search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Liskeard.

Can you offer any advice when it comes to choosing a Liskeard conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a conveyancer for lease extension works (regardless if they are a Liskeard conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Liskeard conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:

What volume of lease extensions has the firm carried out in Liskeard in the last 12 months? If they are not ALEP accredited then why not?

I purchased a studio flat in Liskeard, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Liskeard with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ceases on 21st October 2093

You have 68 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.