Me and my partner are buying an apartment in Trelogan. My Conveyancer is not on the mortgage company solicitor panel. Am I still permitted to appoint my Trelogan conveyancing solicitor even though they are excluded from the lender approved list?

One must instruct a conveyancer to deal with the legal work required when you need a loan to purchase your property. The conveyancer will carry out all the appropriate legal checks on the property, make sure that you will be registered as proprietor and ensure that all the necessary mortgage paperwork is in order. One may instruct a Trelogan property lawyer of your choosing. Nevertheless, if the conveyancing practitioner appointed is not a member of the mortgage company conveyancing panel supplemental costs will be incurred as separate legal representation will be need by the mortgage company. Bank panel applications can be submitted, so where your lawyer has not in the past sought membership they should do so.

Why do I have to pay up front for my conveyancing in Trelogan?

Where you are retaining lawyers for conveyancing in Trelogan your lawyer will request that you place them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. When the down payment is as part of the total price then this should be needed immediately prior to exchange of contracts. Any further balance that is due will be payable shortly before completion.

I am the sole beneficiary of my late mum's estate and I have everything in my name now, including the house in Trelogan. The Trelogan property was put into my name in August. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the house in August. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Some banks would take a practical view as this obligation is chiefly there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

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

When it comes to conveyancing in Trelogan 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 which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your conveyancing.

After shopping around on the internet I have found a Trelogan solicitor having checked that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?

Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Trelogan postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Trelogan.

I am buying a new build flat in Trelogan. Conveyancing is daunting 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 legal work.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Trelogan

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Trelogan is the location of the property. Is there any guidance you can impart?

Flying freeholds in Trelogan are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Trelogan 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 Trelogan 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 premises.