I am currently in the process of buying my council flat in St Agnes. I have a mortgage offer with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

Completion of my remortgage has taken place for my property in St Agnes. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

My offer on a property in St Agnes has been agreed to, the sellers do however have a tied purchase. The sellers have put an offer on a flat, but it’s not yet agreed to, and have viewings of other apartments booked. I have selected a nearby conveyancing solicitor in St Agnes. What should be my next step? At what point should I apply for the mortgage with UBS?

It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, St Agnes conveyancing search fees, etc). First, you must check that your conveyancer is on the UBS conveyancing panel. As to the next stages this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a rising market many purchasers would apply for the mortgage with UBS and arrange for the valuation and only if it comes back ok would they ask their lawyer to press on with searches.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a simple, chain free conveyancing. St Agnes is where the house is located. What do you suggest?

Flying freeholds in St Agnes 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 St Agnes you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Agnes 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 am downsizing from my home. My past conveyancers have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in St Agnes if that affects matters.

Please use our search tool to help you find a solicitor for your conveyancing in St Agnes. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

In surfing the world wide web for the phrase conveyancing in St Agnes it shows results of numerous solicitorslocally. How do I determine which is the suitable solicitor for purchase transaction?

The preferential way of seeking a suitable conveyancer is via personal recommendation, so enquire of colleagues and relatives who have acquired a property in St Agnes or the respected estate agent or financial adviser. Charges for conveyancing in St Agnes vary, so it's sensible to request a minimum of four fee calculations from different solicitors. Dont forget to clarify what costs in the quote includes.

I have been looking for St Agnes online conveyancing estimates. Can I be assured that all the St Agnes law firms that are identified on your website are on the bank conveyancing panel?

The solicitor and licensed conveyancing practices listed on our site have assured us via an online form that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a bank or a member of the public that the data about a specific St Agnes conveyancing solicitor being on the bank conveyancing panel is incorrect.