We were about to instruct a conveyancing solicitor in Bodmin endorsed on your site but stumbled across alternative costs illustrations via the web appear less expensive – how come?

One can find many firms of conveyancing organisations advertising self styled cut-price conveyancing, unfortunately it’s common in such cases for additionalcharges end up with the final bill markedly uplifted. Conveyancers are obliged to make sure that fees contained in terms of engagement should be equitable invoiced The conveyancers that we list for conveyancing in Bodmin genuinely set out all costs for a domestic conveyancing matter.

My wife and I have recently appointed a conveyancing solicitor in Bodmin. I I would like to check whether they are on the Clydesdale approved list of lawyers. Could you assist?

You should e-mail the conveyancer and ask them if they are on the lender panel. Otherwise you can call Clydesdale who may be able to confirm.

I happen to be the only beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Bodmin. The Bodmin property was put into my name in March. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', which means that my property ownership could be considered the same way as if I'd bought the property in March. Do I have to wait half a year to sell?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Some mortgage companies would take a sensible view as this requirement primarily exists to pick up on subsales or the quick reselling of property.

When it comes to lenders such as RBS, do Bodmin solicitors face a yearly amount to be on the conveyancing panel?

We are unaware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Bodmin bank branch on a couple of occasions and was told they are content with the situation and they will lend. My Bodmin conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. Who do I believe?

Provided that the conveyancing practitioner is on the lender approved list, they must adhere to the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Will our conveyancer be making enquiries concerning flooding during the conveyancing in Bodmin.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Bodmin. Plenty of people will acquire a house in Bodmin, fully aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, however there are a number of searches that can be carried out by the purchaser or by their conveyancers which should give them a better appreciation of the risks in Bodmin. The conventional set of property information forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to discover if the property has ever been flooded. If the premises has been flooded in past and is not notified by the vendor, then a purchaser may commence a claim for damages as a result of such an incorrect response. The buyer’s conveyancers may also commission an enviro report. This will higlight if there is a recorded flood risk. If so, further investigations will need to be initiated.

I have just placed an offer on an apartment in Bodmin and the estate agent that we are dealing with recommended his lawyer. He quoted £1000 including VAT and disbursements. Does this sound like a good deal?

Don't just go on one quote. You should obtain like-for-like quotes for your conveyancing in Bodmin. Then select one that you trust and just as important, is on the approved list of the lender that you have applied for a mortgage from.