I am getting a offer of a home loan from Nat West. I hope to enlist the help of a Licensed Conveyancer in Looe. Does the Nat West Conveyancing panel include Licensed Conveyancers?

The Nat West approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Are the BSA intent on creating a online directory to list practices on the conveyancing panel for instance in Looe?

We are not aware of any plans on the part of the BSA to develop such a register.

About to purchase a new build apartment in Looe. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Looe

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

How does the Landlord & Tenant Act 1954 impact my commercial offices in Looe and how can you help?

The particular law that you refer to gives security of tenure to business leaseholders, granting the a statutory right to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Looe is one of the hundreds of locations in which our lawyers have offices

I purchased a leasehold flat in Looe, conveyancing was carried out 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Looe with over 90 years remaining are worth £165,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 50

With only 50 years left to run the likely cost is going to range between £36,100 and £41,800 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.