Do the conveyancing solicitors listed on your site conduct conveyancing in Bodmin by way of an attended exchange?

We do have a number of conveyancing experts who can conduct attended exchanges. You should contact us to receive a costs illustration and details as to dates.

We are planning to acquire a house and require a conveyancing solicitor in Bodmin who is on the Clydesdale approved panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Bodmin.

I am assisting my step-mother sell her house in Bodmin. Does the conveyancing solicitor arrange an EPC or it is for me to see to?

After the demise of Home Information Packs, energy assessments was maintained a compulsory component of moving house. An energy performance certificate must be to hand before the property is marketed. This is not a task that conveyancers normally arrange. If you are using a Bodmin conveyancing practitioner they may be willing to arrange energy performance certificates given their contacts with reputable local providers

A colleague informed me that in buying a property in Bodmin there could be a number of restrictions preventing external changes to the property. Is this right?

We are aware of a number of properties in Bodmin which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Bodmin should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Our offer on a semi in Bodmin has been agreed to, but there is a chain. The owners have offered on a property, but it’s not yet tied up, and have viewings of other properties booked. I have chosen a high street conveyancing solicitor in Bodmin. What should be my next step? When do I get the mortgage application with TSB going?

It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Bodmin conveyancing search costs, etc). First, you must ensure that your conveyancing practitioner is on the TSB conveyancing panel. Regarding the subsequent steps this very much depends on the circumstances of your transaction, attraction to the property and on the state of the market. In a hot market the majority of home buyers would apply for the mortgage with TSB and arrange for the valuation and only if it comes back ok would they request their property lawyer to press on with searches.

I decided to have a survey done on a property in Bodmin prior to appointing solicitors. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some banks may refuse to issue a loan on a flying freehold premises.

It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bodmin. Conveyancing may be slightly more expensive based on your lender's requirements.

Do you have any top tips for leasehold conveyancing in Bodmin from the point of view of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Bodmin can be bypassed where you instruct lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold information which will be required by the purchasers’ lawyers.
You believe that you know the number of years remaining on your lease but you should double-check by asking your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to where the remaining number of years is under 80 years. It is therefore essential at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If there is a history of conflict with your landlord or managing agents it is very important that these are resolved before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to reveal the dispute as historic rather than ongoing. If you have carried out any alterations to the residence would they have required Landlord’s permission? Have you, for example installed wooden flooring? Bodmin leases often stipulate that internal structural changes or installing wooden flooring require a licence from the Landlord consenting to such changes. If you dont have the approvals in place you should not contact the landlord without contacting your lawyer first. Some Bodmin leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying 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 actual amount of the service charge so that they can pass this information on to the buyers or their solicitors.

Bodmin Leasehold Conveyancing - Sample of Queries before Purchasing

In the main the outlay for major works are not included within maintenance charges, although a few managing agents in Bodmin obliged leasehold owners to pay into a sinking fund created for the specific purpose of building a fund for major repairs or maintenance. What is the the remaining lease term? Make sure you find out if there is anything that is prohibited in the lease. By way of example it is very common in Bodmin leases that pets are not allowed in certain buildings in Bodmin. If you like the flatin Bodmin but your dog can’t live with you then you will be presented with a hard compromise.