Please explain the implications if my lawyer’s firm is suspended from the UBS Conveyancing panel ahead of completing my conveyancing in Bodmin?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Bodmin?
There are many recorded licenced Conveyancers in Bodmin and Solicitor firms in Bodmin to choose from We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. Both can conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We previously appointed conveyancers locally in Bodmin on the Yorkshire BS solicitor approved list. They are now charging me a supplemental amount for dealing with the Yorkshire BS mortgage. Is this a supplemental conveyancing fee set by Yorkshire BS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. The charge is not dictated by Yorkshire BS but by your Bodmin conveyancing practitioner. Some firms on the Yorkshire BS panel will charge an ‘acting for lender’ fee but many firms incorporate it on their overall fee.
I am selling my apartment. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being pedantic. The Bodmin solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do commercial conveyancing searches reveal planned roadworks that may impact a commercial land in Bodmin?
Many commercial conveyancing solicitors in Bodmin will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Bodmin. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bodmin.
For each commercial conveyancing transaction in Bodmin it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Bodmin commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Bodmin.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Bodmin?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Bodmin. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Bodmin differ for new build properties?
Most buyers of new build or newly converted property in Bodmin come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is completed. This is because developers in Bodmin tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bodmin or who has acted in the same development.
I am selling my home. My previous solicitors has retired. I am in need of a recommendation of a conveyancing firm. I happen to live in Bodmin if that affects matters.
Please use our search tool to help you find a solicitor for your conveyancing in Bodmin. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.