My IFA has asked me for my St Mawes law firm’s panel reference for the Lloyds conveyancing panel. How do I discover this. I have contacted my local St Mawes branch but they don't know it.

The sensible thing to do is ask for this information from your St Mawes conveyancer . They retain a central record lender panel numbers.

The deeds to my home are lost. The conveyancers who did the conveyancing in St Mawes 10 years ago have long since closed. What are my options?

Gone are the days when you need to hold title official documentation to establish that you own the land or premises, as the Land Registry hold details of all registered land or property electronically.

How does conveyancing in St Mawes differ for new build properties?

Most buyers of new build premises in St Mawes approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is finished. This is because new home sellers in St Mawes tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in St Mawes or who has acted in the same development.

My cousin has recommend that I appoint his lawyers for conveyancing in St Mawes. Do I follow his advice?

No doubt the ideal way to choose a conveyancing solicitor is to get feedback from friends or family who have actually experience in using the conveyancer you're contemplating using.

Do you have any advice for leasehold conveyancing in St Mawes from the perspective of expediting the sale process?

• Much of the frustration in leasehold conveyancing in St Mawes can be reduced where you appoint lawyers the minute you market your property and ask them to put together the leasehold documentation needed by the purchasers’ solicitors.
If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share certificate. Arranging a replacement share certificate is often a lengthy process and delays many a St Mawes home move. If a new share certificate is needed, do contact the company officers or managing agents (if relevant) for this at the earliest opportunity. Some St Mawes leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. If you have carried out any alterations to the residence would they have required Landlord’s consent? In particular have you laid down wooden flooring? St Mawes leases often stipulate that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord consenting to such works. If you dont have the consents to hand do not contact the landlord without checking with your solicitor before hand.

I inherited a split level flat in St Mawes, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Equivalent properties in St Mawes with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease runs out on 21st October 2080

With 54 years remaining on your lease we estimate the price of your lease extension to range between £32,300 and £37,400 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.