I am buying a property without a mortgage in Boscastle. I have been living for the last dozen years in Boscastle. Conveyancing searches are exorbitant. Given that I have knowledge of the area and road very well must I have all the conveyancing searches?

In the absence of a mortgage, then almost all of the Boscastle conveyancing searches are at your discretion. Your lawyer will ’encourage you, perhaps strongly, that you should have searches done, but he has a professional duty to do this. Do bear in mind; if you are intend to dispose of the house at a future date, it could be of importance to your prospective buyer what the searches determine. Sometimes houses with apparent issues can still reveal unfavourable search results. A competent conveyancing solicitor in Boscastle should provide you some practical advice in this regard.

I'm spending time viewing flats in Boscastle and I am about to put in an offer. Should I already have a property lawyer in place at this point? I intend to finance via a home loan with Skipton.

You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are seeking a mortgage with Skipton, make sure you remember to check that your lawyer is on the Skipton conveyancing panel.

Barclays have agreed my home loan in principle, my bid on a flat in Boscastle has been accepted, now what?

The property agent will need to know who your solicitors are (be sure the conveyancers are on the lender’s approved list). Contact Barclays or the broker and finalise any outstanding paperwork. Barclays will sellect a valuer who will get in touch with the selling agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes approximately a week to get a mortgage offer. Barclays will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Boscastle.

My sealed bid on a detached house in Boscastle has been accepted, but there is a chain. The vendors have offered on a property, however it’s not been accepted yet, and are looking at other flats booked. I have selected a bricks and mortar conveyancing solicitor in Boscastle. What should be my next step? When should I get the mortgage application with Coventry BS going?

It is normal to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then valuation, Boscastle conveyancing search costs, etc). The first thing to do is check that your lawyer is on the Coventry BS approved list. As to the next steps this very much dictated by the circumstances of your case, motivation for this property and on the state of the market. In a buoyant market the majority of home buyers would apply for a home loan with Coventry BS and pay for the valuation and only if it was satisfactory would they ask their solicitor to move forward with the conveyancing in Boscastle.

I'm buying my first flat in Boscastle with the aid of help to buy. The developers refused to budge the amount so I negotiated £7000 of extras instead. The sale representative advised me not reveal to my solicitor about this extras as it would affect my mortgage with Clydesdale. 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.

My cousin has recommend that I use his lawyers for conveyancing in Boscastle. Should I choose my own solicitor?

There are no two ways about it the ideal way to find a conveyancing solicitor is to get recommendations from friends or family who have experience in using the solicitor you're contemplating using.

I have been told by many estate agents that it should take 6-8 weeks for Boscastle conveyancing to complete.This was four weeks ago. The draft contract was only sent to my property lawyer a couple of days ago so now does it countdown?

There is no categorical time frame for conveyancing in Boscastle. Conveyancing is subject to too much unpredictabilities. Boscastle conveyancing searches alone could take up to month to come back.