My wife and I have recently appointed a conveyancing solicitor in Wadebridge. I I would like to check whether they are accepted on the The Royal Bank of Scotland approved list of lawyers. Can you assist?

You should e-mail the lawyer and ask them whether they can act for the lender. Alternatively please get in touch with The Royal Bank of Scotland who may be able to help.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Wadebridge?

There are many recorded licenced Conveyancers in Wadebridge and Solicitor firms in Wadebridge who provide Conveyancing services It is important to make clear that the two are regulated professionals specialising in the legal aspects of the home buying process. Both can handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Are all Wadebridge Conveyancing Quality Solicitors on the Bank of Ireland conveyancing panel?

A selection of banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is 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 firms wishing to remain on their approved list of firms.

Planning on purchasing a apartment in Wadebridge. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Wadebridge lawyer is on the Clydesdale conveyancing panel.

Me and my brother purchased a renovated Edwardian property in Wadebridge. Conveyancing solicitor acted for me and Clydesdale. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wadebridge and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing solicitor who conducted the work.

I'm buying a new build house in Wadebridge with the aid of help to buy. The developers would not reduce the price so I negotiated 6k of extras instead. The house builders rep told me not reveal to my solicitor about this deal as it will jeopardize my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Can you offer any advice when it comes to choosing a Wadebridge conveyancing practice to carry out our lease extension conveyancing?

When appointing a solicitor for lease extension works (regardless if they are a Wadebridge conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Wadebridge conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:

If the firm is not ALEP accredited then what is the reason? How experienced is the practice with lease extension legislation?

I inherited a ground floor flat in Wadebridge, conveyancing having been completed 6 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Wadebridge with over 90 years remaining are worth £176,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2104

With 80 years unexpired the likely cost is going to span between £8,600 and £9,800 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.