As someone with no idea as to conveyancing in St Columb what is your top tip you can give me for the legal transfer of property in St Columb

You may not hear this from too many lawyers but conveyancing in St Columb and elsewhere in Cornwall is often a confrontational experience. Put another way, when it comes to conveyancing there exists an abundance of room for confrontation between you and others involved in the home moving process. For example, the vendor, selling agent and even potentially the mortgage company. Selecting a law firm for your conveyancing in St Columb should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the process whose responsibility is to act in your legal interests and to protect you.

We are witnessing a definite emergence in the "blame" culture- someone must be blamed for the process being so protracted. We recommend that you must always trust your lawyer above the other parties when it comes to the legal transfer of property.

Should my conveyancer be raising questions about flooding as part of the conveyancing in St Columb.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in St Columb. There are those who purchase a house in St Columb, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Solicitors are not best placed to offer advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or by their conveyancers which will give them a better appreciation of the risks in St Columb. The conventional set of information given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the owner to determine whether the premises has historically flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser could issue a compensation claim as a result of such an incorrect reply. The buyer’s conveyancers may also conduct an environmental search. This should indicate if there is a recorded flood risk. If so, more detailed investigations should be carried out.

Due to the advice of my in-laws I had a survey completed on a house in St Columb ahead of appointing conveyancers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some lenders tend refuse to grant a mortgage on this type of premises.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in St Columb. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in St Columb to see if the conveyancing costs will increase in light of this.

We're FTB’s - had an offer accepted, yet the estate agent told us that the seller will only move forward if we use the agent's preferred conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a high street conveyancer used to conveyancing in St Columb

It is improbable the vendors are behind this. Should the owner require ‘a quick sale', alienating a genuine buyer is not the way to achieve this. Speak to the vendors direct and make the point that (a)you are genuine purchasers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you are going to use your preferred St Columb conveyancing solicitors - rather thanthe ones that will provide the estate agent a commission or meet his conveyancing targets set by head office.

I need to change lawyers as my St Columb lawyer is not on the bank's panel of conveyancing solicitors. How simple is it to change conveyancer?

If you haven't yet instructed a solicitor to start work and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in St Columb that you're thinking of instructing.