Am I correct in assuming that the fact that my conveyancer in Bodmin is not on my mortgage company's conveyancing panel that there is a problem with the standard of his work?

That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Bodmin conveyancing firm and enquire why they are no longer on the approved list for your lender.

Me and my brother have a semi-detached Victorian house in Bodmin. Conveyancing practitioner acted for me and Nationwide Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same address. Is it worth asking Nationwide Building Society to clarify?

You need to assess 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 Bodmin and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing solicitor who completed the work.

Just had an offer accepted on a new build apartment in Bodmin. Conveyancing is necessary evil 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 conveyancing.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Bodmin

Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Bodmin is where the house is located. Is there any guidance you can give?

Flying freeholds in Bodmin are not the norm 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 very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bodmin may determine 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 residence.

My father-in-law has recommend that I appoint his conveyancing solicitors in Bodmin. Should I choose my own property lawyer?

There are no two ways about it the ideal way to choose a conveyancing lawyer is to get feedback from friends or family who have previously instructed the firm you're considering.