I am about to put an offer on a leasehold property in Cornwall. The property agents tell me that it is normal for flats in Cornwall to have less than 75 years remaining. I am taking out a mortgage with Platform. Will the property be mortgageable given that the lease has Seventy One years remaining.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 4/12/2025 the requirements read as follows :

I am expecting a DIP from TSB 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 TSB recommend any Cornwall solicitors on the TSB conveyancing panel, or is it better to go independently?

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

I have instructed a Cornwall property lawyer having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 lawyer 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 Cornwall postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Cornwall.

My offer on a property in Cornwall has been agreed to, but there is a chain. The owners have offered on a property, but it’s not been accepted yet, and have viewings of other properties in the pipeline. I have instructed a nearby conveyancing solicitor in Cornwall. What should be my next step? At what stage do I apply for the mortgage with Santander?

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 in the region of one thousand pounds, then survey, Cornwall conveyancing search fees, etc). First, you must check that your conveyancing practitioner is on the Santander approved list. As to the subsequent steps this very much dictated by the circumstances of your transaction, motivation for this property and on the state of the market. During a buoyant market the majority of home buyers will apply for a home loan with Santander and pay for the valuation and only if it comes back ok would they request their lawyer to proceed with the conveyancing in Cornwall.

I have been told that property searches are the number one cause of stalling in Cornwall house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Cornwall.

I'm purchasing my first flat in Cornwall benefiting from help to buy. The developers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my solicitor about the deal as it would jeopardize my mortgage with The Royal Bank of Scotland. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Due to the input of my in-laws I had a survey completed on a property in Cornwall in advance of instructing solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some banks will not give a mortgage on a flying freehold premises.

It varies from the lender to lender. Lloyds has different instructions for example to Halifax. Should you wish to telephone us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cornwall. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Cornwall to see if the conveyancing costs will increase in light of this.