Me and my fiance are purchasing a 3 bedroom apartment in St Ives with a mortgage. We like our St Ives lawyer, but the bank advise she’s not on their "panel". We have to appoint one of the mortgage company panel firms or retain our St Ives solicitor as well as pay for one of their panel firms to act for them. We consider that this is unjust; can we not demand that the lender use our St Ives conveyancing practitioner ?

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. Another option that might be available is for your St Ives conveyancing lawyer to apply to be on the conveyancing panel.

Is there a reason why leasehold purchase conveyancing in St Ives costs more?

St Ives leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

I am buying a new build flat in St Ives. Conveyancing is a frightening process 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.

Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in St Ives

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. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared.

Looking forward to complete next month on a leasehold property in St Ives. Conveyancing solicitors assured me that they report fully next week. What should I be looking out for?

The report on title for your leasehold conveyancing in St Ives should include some of the following:

Your lawyers should enable you to have an understanding of the building insurance provisions Additions to the premises Information as to the provision in the lease to pay service charges - with regard to both the building, and the more general rights a lessee has What you can do if an adjoining owner is in violation of a provision in their lease? You should know if the lease permits you to change or improve anything in the flat- you should know whether any restrictions relates to all alterations or just structural alteration, and whether permission is required

St Ives Leasehold Conveyancing - Examples of Queries before Purchasing

It is important to be aware whether window replacement or some other significant cost is pending to be shared by the tenants and will dramatically impact the level of the service charges or require a one time invoice. Does the lease contain onerous restrictions? How many of the leaseholders are in arrears for their maintenance charge payments?

Me and mypartner and I are in the market for a quality conveyancing solicitor in St Ives to assist me in selling my home. I I am concerned about appointing the wrong one but with lots of St Ives conveyancing practices out there...how do I know which one is best to appoint?

To get quotes for your move from the conveyancing firms that provide services in St Ives please make the most of our quote tool.