We instructed a local firm for our conveyancing in Bodmin yesterday. Reviewing the Terms and Conditions I noteI am responsible for fees even if the movedoes not proceed. Should I ditch them and use a web based conveyancing brokerage advertising no completion no cost conveyancing in Bodmin?

It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be more expensive to offset the conveyances that do not go ahead. Please beware that these offerings generally do not cover expenditure for instance Bodmin conveyancing search charges.

I'm buying my first flat in Bodmin with the aid of help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not inform my lawyer about the side-deal as it may put at risk my mortgage with the bank. Do I keep my lawyer in the dark?.

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

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Bodmin is where the house is located. What do you suggest?

Flying freeholds in Bodmin are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bodmin you would need to get your solicitor to go through the deeds diligently. 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.

I have been recommended by a number of selling agents in Bodmin to get a quote from a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to promote your lawyers over alternative conveyancing organisations?

We don’t make any financial incentive for pointing buyers and sellers in our direction. We thought it would be too underhand to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.

I am a negotiator for a reputable estate agent office in Bodmin where we have experienced a number of flat sales derailed due to short leases. I have been given conflicting advice from local Bodmin conveyancing solicitors. Could you confirm whether the vendor of a flat can start the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I inherited a studio flat in Bodmin, conveyancing having been completed June 2010. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Bodmin with a long lease are worth £190,000. The ground rent is £65 invoiced annually. The lease expires on 21st October 2087

With 61 years unexpired the likely cost is going to span between £19,000 and £22,000 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.