Some advice if I may. My Boscastle conveyancer is assuring me that she is duty bound toapply for Boscastle conveyancing searches becausethe firm are on the Virgin Moneyconveyancing panel. Is my solicitor right?

Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Boscastle conveyancing searches.

My husband and I have arranged a further advance on our mortgage from Yorkshire BS as we intend to conduct a loft conversion to our house in Boscastle. Do we need to select a high street Boscastle solicitor on the Yorkshire BS conveyancing panel to handle the legals?

Yorkshire BS do not ordinarily appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS conveyancing panel.

We have a mortgage agreed in principle with Barclays. Boscastle conveyancing lawyers have been instructed. How long does it take for Barclays to send the offer to the solicitor?

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

After what seems like an age I have had an offer on a flat in Boscastle agreed to, the owners do however have a dependent purchase. The sellers have offered on somewhere, but it’s not yet agreed to, and have viewings of other properties in the pipeline. I have chosen a local conveyancing solicitor in Boscastle. What should be my next step? When do I get the mortgage application with Co-operative started?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then valuation, Boscastle conveyancing search costs, etc). The first thing to do is ensure that your solicitor is on the Co-operative approved list. As to the subsequent stages this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. In a buoyant market some purchasers would apply for a home loan with Co-operative and pay for the valuation and only if it was satisfactory would they ask their lawyer to proceed with the conveyancing in Boscastle.

Should our conveyancer be raising questions regarding flooding during the conveyancing in Boscastle.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Boscastle. Some people will acquire a house in Boscastle, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to impart advice on flood risk, however there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Boscastle. The conventional set of property information forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the seller to find out if the property has suffered from flooding. If the property has been flooded in past which is not disclosed by the owner, then a purchaser could commence a compensation claim as a result of such an inaccurate answer. The buyer’s conveyancers should also order an environmental report. This will reveal whether there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.

I am buying a new build apartment in Boscastle. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Boscastle

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. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Boscastle is where the house is located. Can you offer any assistance?

Flying freeholds in Boscastle are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Boscastle you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Boscastle may decide 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.