Me and my fiance are purchasing a 3 bedroom flat in St Agnes with a mortgage. We have a St Agnes solicitor, but the lender advise he's not on their "panel". It appears that we have no option but to select one of the mortgage company panel conveyancing practices or continue with our St Agnes as well as pay for one of their panel firms to act for them. We consider that this is unjust; are we not able to require that the bank use our St Agnes ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your St Agnes conveyancing solicitor to apply to be on the conveyancing panel.

All was ready to complete my purchase in St Agnes next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What risks does the lender expect the insurance to cover?

Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not limited to conveyancing in St Agnes.

I have justdiscovered that Action Conveyancing have been shut down. They carried out my conveyancing in St Agnes for a purchase of a leasehold flat 10 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?

The easiest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Agnes conveyancing specialists.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. St Agnes is the location of the property. Can you offer any advice?

Flying freeholds in St Agnes are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Agnes 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 St Agnes may ascertain 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 residence.

Leasehold Conveyancing in St Agnes - Sample of Queries Prior to buying

Who manages the building? Are there any major works anticipated that will increase the service charges? The best form of lease arrangement is where the freehold interest is owned by the leaseholders. In this situation the lessees enjoy being in charge if their destiny and although a managing agent is frequently retained where the building is larger than a house conversion, the managing agent retained by the leaseholders.