It is is a decade since I acquired my property in Bodmin. Conveyancing lawyers have recently been instructed on the sale but I am unable to find the deeds. Is this a major issue?

You need not be too concerned. First the deeds may be with the lender or they may be archived with the conveyancers who handled your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Bodmin relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.

There are numerous conveyancing solicitors in Bodmin but how do I know who I should use?

Do not opt for the lowest Bodmin conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

When it comes to lenders such as Leeds Building Society, do Bodmin property lawyers incur an annual charge to be on the list of approved solicitors?

We are not aware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

My offer was accepted on an apartment in Bodmin on 12/11/2025, valuation was booked five days later, received a clean bill of health. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Can the lender hold off the offer?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.

I used Arc property Solicitors several years ago for my conveyancing in Bodmin. Now, I need my documents but the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bodmin of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am purchasing my first flat in Bodmin with a mortgage from Clydesdale. The developers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not inform my lawyer about the deal as it could adversely affect my loan with Clydesdale. Is this normal?.

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.

I'm purchasing a flat in Bodmin. I can find my conveyancer's company on the Law Society's list, but I can't see my lawyer's name on the list. Should I be concerned?

Not every individual in the practice must be listed by the regulator. As long there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be conducted by unqualified staff.