I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel solicitor as I would prefer to instruct a Wadebridge based conveyancing firm?

Do check but the chances are that allocate you one of their panel conveyancers where you accept the "fee-free" incentive. Contact the bank and explore if they make available a monetary alternative. In the past a few lenders offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Wadebridge.

I am aiming to move house in March. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Wadebridge. Conveyancing lawyer was organised prior to coming across your website.

On the day of completion you will need to collect the keys from your estate agent but this should only be done once the previous owners conveyancers inform the agent that they have the completion monies and the keys can be passed over. You will need to inform the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can assist you in finding a conveyancing in Wadebridge or a firm that specialises in conveyancing in Wadebridge.

We are buying a 3 bedroom semi in Wadebridge. Our aim is to carry out a loft conversion at the house.Will legal due diligence on the property involve enquiries to ascertain if these works were previously refused?

Your solicitor should review the registered title as conveyancing in Wadebridge will on occasion identify restrictions in the title deeds which prevent certain alterations or necessitated the consent of a 3rd party. Some additions need local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

Kent Reliance have agreed my home loan in principle, my offer on a property in Wadebridge has been agreed to, now what?

The property agent will want to know who your solicitors are (ensure that the solicitors are on the bank’s approved list). Contact Kent Reliance or the financial adviser and finish off any appropriate forms. Kent Reliance will appoint a valuer who will get in contact with the selling agent or vendor to book an appointment. Once carried out (assuming no problems) it takes on average a week to get a mortgage offer. Kent Reliance will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Wadebridge.

I have been on the look out for a ground for flat up to £235,500 and identified one round the corner in Wadebridge I like with a park and transport links in the vicinity, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Wadebridge suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a home loan that many years will be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.

I was recommended by a number of estate agents in Wadebridge to select a solicitor on your site. What’s the financial upside for Estate Agents to market your lawyers over another?

We refuse to give any referral fee for sending work to this site. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

I’m about to sell my ground floor flat in Wadebridge. Conveyancing lawyers have not yet been instructed, but I have just had a quarterly service charge demand – what should I do?

Your conveyancing lawyer is likely to suggest that you should clear the invoice as usual because all ground rent and maintenance charges should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Leasehold Conveyancing in Wadebridge - Sample of Queries Prior to Purchasing

The answer will be useful as a) areas may cause problems for the block as the common areas may begin to deteriorate where services are not paid for b) if the tenants have an issue with the managing agents you will wish to have all the details For most Wadebridge leaseholds the outlay for major works tend not to be included within service charges, albeit that a few managing agents in Wadebridge obliged leaseholders to pay into a reserve fund created for the specific intention of establishing a fund for major repairs or maintenance. The majority of Wadebridge leasehold apartments will have a service bill for the upkeep of the block levied by the landlord. If you buy the property you will have to meet this charge, usually periodically during the year. This can differ from several hundred pounds to thousands of pounds for blocks with lifts and large communal areas. There will also be a ground rent for you to pay annual, ordinarily this is not a large figure, say approximately £25-£75 but you should to enquire as occasionally it can be prohibitively expensive.