Our Wadebridge solicitor has discovered a difference when comparing the assumptions in the valuation report and what is revealed within the title deeds. My solicitor says that he is duty bound to check that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s course or action correct?

Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

What is the first thing I need to know regarding purchase conveyancing in Wadebridge?

Not many law firms shout this from the rooftops but conveyancing in Wadebridge or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists an abundance of room for friction between you and others involved in the legal transfer of property. E.g., the seller, property agent and on occasion your bank. Appointing a lawyer for your conveyancing in Wadebridge is a critical decision as your conveyancer is your adviser, and is the SOLE person in the legal process whose responsibility is to look after your legal interests and to keep you safe.

We are witnessing a distinct ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your lawyer ahead of the other parties in the conveyancing process.

I used Action Conveyancing a few years ago for my conveyancing in Wadebridge. I now require my papers however the law firm is no longer operating. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Wadebridge of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm purchasing my first flat in Wadebridge with a mortgage from Santander. The sellers refused to reduce the price so I negotiated 6k of additionals instead. The property agent advised me not inform my conveyancer about this deal as it will impact my loan with Santander. 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.

Is it best to go with a Wadebridge conveyancing lawyer who is local to the property I am purchasing? I have an old university friend who can conduct the conveyancing but they are based 200miles drive away.

The benefit of a local Wadebridge conveyancing practice is that you can attend the office to execute paperwork, deliver your ID and apply pressure on them where appropriate. Having local Wadebridge know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and in the main were impressed that must outweigh using an unknown Wadebridge conveyancing lawyer just because they are Wadebridge based.