My partner and I are purchasing a new build flat in Redruth and my lawyer is telling me that she is duty bound to the bank to disclose incentives from the builder. I am on a tight deadline to sign contracts and I have no desire to delay the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Can I use your services to locate a Conveyancing solicitor in Redruth even where I’m not buying or disposing of a house, for instance where I want to buy a shop in Redruth with a mortgage from Bank of Scotland?

Our search tool is mainly used to help choose residential conveyancing solicitors in Redruth but we have set out at the bottom of this page some Redruth commercial conveyancing firms. You will need to enquire with the company directly to see if they can also act for Bank of Scotland

I am buying a new build house in Redruth benefiting from help to buy. The developers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not reveal to my solicitor about this extras as it could jeopardize my loan with Clydesdale. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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 put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Redruth is where the house is located. Can you shed any light on this issue?

Flying freeholds in Redruth are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Redruth 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 Redruth 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 residence.

I have instructed a Redruth conveyancing solicitor for our home move (FTB’s) and have spotted in the Ts and Cs that they are not regulated by the FCA. Need I be worried or is that the norm with conveyancer?

We can't see why they should be. Most property lawyer don't lend money. You should check that they are governed by the SRA, who set stringent conditions in place on funds deposited on client account.