My partner and I are purchasing an apartment in Tintagel. My Conveyancer has never been on on the lender conveyancing panel. Is it possible for me to use my Tintagel conveyancing solicitor even though they are not on the mortgage company approved list?

You have numerous choices available to you here

• Complete the deal with your existing Tintagel but your lender will need to use a from their conveyancing panel. The net result is additional cost together with probable frustration.
• Appoint a new to act in the purchase, obviously checking they are on the bank conveyancing panel.
• Convince your lawyer to do everything within their powers to join the bank’s conveyancing panel

Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in Tintagel. Do I collect the keys to the premises on completion from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Tintagel?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the vendor’s conveyancers, and once they have received this, you should be able to collect the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.

When it comes to lenders such as , do Tintagel incur a fee to be on the list of approved solicitors?

We are not aware of any bank fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

Can I be sure that the Tintagel conveyancing solicitor on the panel is any good?

When it comes to conveyancing in Tintagel seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your transaction.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Tintagel is the location of the property. Can you shed any light on this issue?

Flying freeholds in Tintagel are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tintagel you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tintagel may determine 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 property.

I own a 2 bed flat in Tintagel, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable properties in Tintagel with over 90 years remaining are worth £165,000. The ground rent is £45 invoiced annually. The lease expires on 21st October 50

With only 50 years unexpired the likely cost is going to range between £36,100 and £41,800 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.

What should I expect to pay for conveyancing in Tintagel?

The total sum charged for Tintagel conveyancing charges may differ significantly from solicitor to solicitor. In the circumstances it all the more important that you find this out when you first instruct a lawyer. It is advisable to find two or more quotes.