Having been suggested to visit your organisation we were going to use a conveyancing solicitor in St Mawes found using your comparison tool but stumbled across some other quotes via the web appear cheaper – how come?

There are plenty of conveyancing organisations advertising alleged cheap conveyancing, but additionalcosts result in the completion fee being inflated. In accordance with regulatory requirements charges listed in terms of business should be equitable invoiced The law firms that we list for conveyancing in St Mawes specify all costs for the property you intend tobuy.

Two weeks ago we had a mortgage agreed in principle with HSBC. St Mawes conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from HSBC?

There is no definitive answer here. Have HSBC conducted the survey? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am expecting a DIP from RBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any St Mawes solicitors on the RBS conveyancing panel, or is it better to go independently?

You will need to appoint St Mawes solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.

I have paid off my mortgage with Principality. I assume I don't need a St Mawes conveyancer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

I used Stirling Law a few years past for my conveyancing in St Mawes. I now require my file but cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in St Mawes of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Over the last few months I have been searching for a ground for flat up to £235,500 and found one round the corner in St Mawes I like with amenity areas and railway links in the vicinity, however it only has 61 years on the lease. I can't really find anything else in St Mawes for this price, so just wondered if I would be making a grave error buying a short lease?

If you need a home loan the remaining unexpired lease term will be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

Is there a difference between surveying and conveyancing in St Mawes?

Conveyancing - in St Mawes or elsewhere - is the process of legally transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are buying and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for negotiating the purchase price down or asking the seller to fix the problems prior to you move in.