I have 70 years remaining on my lease and need a lease extension for my apartment in Bodmin. Conveyancing solicitors on the Virgin panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 29/8/2026 the requirements read as follows :
Can you point me to a directory of Barclays panel conveyancers in Bodmin on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. A small selection of lenders make their panel listings visible over the internet. If you are looking for a Bodmin conveyancing practitioner on the Barclays please make the most of our tool.
We previously instructed solicitors with offices in Bodmin on the Virgin Money solicitor panel. They are now charging me a separate amount for dealing with the Virgin Money mortgage. Is this an additional conveyancing fee specified by Virgin Money?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your solicitor can charge a fee for this. This fee is not set by Virgin Money but by your Bodmin conveyancer. Some firms on the Virgin Money panel will charge ’dealing with mortgage’ fee and others do not.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Bodmin solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bodmin postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Bodmin.
I purchased a 4 bedroom Edwardian house in Bodmin. Conveyancing practitioner acted for me and Clydesdale. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the exact same address. Is it worth asking Clydesdale to clarify?
You should assess 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 remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing lawyer who conducted the purchase.
Due to the advice of my in-laws I had a survey completed on a house in Bodmin prior to instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some lenders will not grant a loan on such a house.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bodmin. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bodmin to see if the conveyancing will be more expensive.
I have just started marketing my basement apartment in Bodmin. Conveyancing solicitors are to be appointed soon, however I have recently received a yearly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you discharge the invoice as normal given that all rents and service payments will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies 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.
I acquired a 2 bed flat in Bodmin, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Equivalent flats in Bodmin with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2106
You have 80 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
We are in the process of purchasing a apartment in Bodmin. Conveyancing is not complete but we wish to keep our transaction price confidential from the likes of Nestoria. Is this possible and how?
HM Land Registry as a matter of law required to note price sold data on a register of the title for domestic properties countrywide which includes premises in Bodmin. The register of ownership is an open document, so the Land Registry would be breaking the law excluded specific properties such as the one in Bodmin.
You can ask HM Land Registry to hide the amount paid entry however the answer would be a No.