Find a Lender-Approved Local Conveyancer in Bodmin

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Choosing the right solicitor is the most important decision when it comes to your Bodmin house move

Bodmin Conveyancing Statistics*

  • 1 90% freehold and 10% leasehold conveyancing in Bodmin for this year to date
  • 2 Average Land Registry Fee for this year to date was £270
  • 3 Average time from start to moving day was 91 days for conveyancing in Bodmin
  • 4 Average time frame of 88 days for registration of title in Bodmin
  • 5 Percentage of cases in Bodmin that are buy to let is 9%

Examples of recent conveyancing in Bodmin since February 2024*

Recently asked questions about conveyancing in Bodmin

I am one month into the sale of my ground floor flat in Bodmin and the EA has just text me to advise that the buyers are appointing a new property lawyer. The reason given is that the mortgage company will only engage with property lawyers on their conveyancing panel. Why would a leading mortgage company only deal with specific lawyers rather the firm that they want to choose for their conveyancing in Bodmin ?

UK lenders have always had an approved set of law firms they are content to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Banks attribute this action to a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.

Would the conveyancing solicitors to be found on your site execute auction conveyancing in Bodmin?

There are a number of auction lawyers we can connect you with those who can conduct auction conveyancing. Bodmin is just one of our locations in which our lawyers have a presence.

Me and my brother have a terraced Edwardian house in Bodmin. Conveyancing solicitor acted for me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??

You need to read the Freehold register you have again and check the Charges Register as there may be 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 Bodmin and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing practitioner who conducted the purchase.

About to purchase a new build apartment in Bodmin. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Bodmin

    Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Bodmin is the location of the property. Can you offer any guidance?

Flying freeholds in Bodmin are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bodmin you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bodmin may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Why is New Build conveyancing in Bodmin more costly?

Buying a new build home is significantly distinct from the normal house buying conveyancing in Bodmin. For a start sellers ordinarily require contracts to exchange inside a short timeframe, the result being a a great deal of pressure on your conveyancing practitioner to ensure all is in order. In addition new build premises frequently necessitate examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage lender obligations are also more detailed. Taking into account the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.

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Residential Landlord and Tenant Conveyancing solicitors in Bodmin

The firms listed below are a small selection of solicitors in Bodmin with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on Leasehold Valuation Tribunal proceedings

  • G & I Chisholm, Bree Shute Court, Bodmin, Cornwall, PL31 2JE

Commercial Conveyancing solicitors in Bodmin regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Bodmin specialising in commercial conveyancing in Bodmin. This could include advice on buying and selling small and large scale commercial property and agricultural land
  • G & I Chisholm, Bree Shute Court, Bodmin, Cornwall, PL31 2JE

Whether you are going through a divorce or separation or simply wish to transfer your property to someone else, transfer of equity conveyancing in Bodmin has some of the following tasks:

  • Obtaining instructions from parties involved
  • Investigating the title to the property
  • Following instructions from the bank (where relevant)
  • Negotiating the terms of the transaction
  • Drawing up Transfer or approving draft Transfer
  • Negotiating adjustments to the draft Transfer
  • Corresponding with parties with regards to the Transfer
  • Agreeing and preparing for completion
  • Receiving and releasing monies to the appropriate parties
  • Completing and submitting to HM Revenue and Customs the appropriate Land Tax forms and payment
  • Registering the change in ownership and the mortgage (where applicable) at the HM Land Registry.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.