I have just been advised by my IFA that my Porthleven property lawyer is not on the bank Solicitor panel. How can I be certain if this is indeed the case?

You need to contact your Porthleven conveyancer. You lawyer should advise you of the situation. If they are not on the panel they may recommend you to a Porthleven conveyancing firm that is on the conveyancing panel for your lender.

I own a freehold premises in Porthleven but still charged rent, why is this and what is this?

It is rare for properties in Porthleven and has limited impact for conveyancing in Porthleven 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 hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Old 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 completed on my apartment on 14 November and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Porthleven said it would be concluded in less than a month. Are properties in Porthleven uniquely lengthy to register?

As far as conveyancing in Porthleven is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timeframes can differ depending on the party submitting the application, whether it is in order and if the Land registry need to notify any 3rd parties. As of today approximately three quarters of such applications are fully dealt with within 12 days but some can be subject to extensive delays. Registration takes place once the new owner has moved in to the property thus an expedited registration is not usually primary concern but where there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.

I am purchasing my first flat in Porthleven with the aid of help to buy. The developers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not inform my solicitor about the side-deal as it would put at risk my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Porthleven is where the house is located. What do you suggest?

Flying freeholds in Porthleven are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Porthleven you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Porthleven may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.