How do I investigate if the solicitor conducting my conveyancing in Bodmin is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Halifax thus spending £175.00 in additional conveyancing charges.

Please do make the most of the search tool on this web page. Pick the mortgage company and type ‘Bodmin’ or your location and you will be presented with a number of lawyer based in Bodmin or by proximity to you.

Are all Bodmin Conveyancing Quality Solicitors on the Clydesdale conveyancing panel?

Some major banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

Completion of my purchase has taken place for my property in Bodmin. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

After much negotiation I have agreed a price on an apartment in Bodmin. My mortgage broker pressured me to appoint their property lawyer. I paid an advanced payment of £175. Shortly after, the solicitor contacted me embarrassingly acknowledging that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am buying a new build apartment in Bodmin. Conveyancing is daunting 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 conveyancing.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Bodmin

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

How do I locate a Bodmin solicitor on the Chelsea Building Society conveyancing panel? I have a car and am prepared to travel upto 20miles to meet the lawyer.

You can use the tool on this website. Please choose the lender and your location and you will see a number of Bodmin conveyancing lawyers located nearest you. We have detailed some Bodmin conveyancing firms at the bottom of this page and you can contact them to see whether they are on the Chelsea Building Society member panel

My property lawyer in Bodmin is asking me for personal identification documents asserting that this is part of his legal duty as a conveyancer on the bank Solicitor panel. Am I being spun a yarn?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not unique to conveyancing in Bodmin