I am buying a detached bungalow in Torrington. We would like to carry out an extension to the side at the property.Will the conveyancing process involve enquiries to ascertain if these works are prohibited?

Your conveyancer should check the deeds as conveyancing in Torrington can sometimes reveal restrictions in the title deeds which prevent certain works or need the consent of another owner. Certain extensions require local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

I am currently in the process of buying my council flat in Torrington. I have a mortgage agreed with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Torrington bank branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Torrington conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend in accordance with their specific requirements. Who do I believe?

The lawyer must comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

How does conveyancing in Torrington differ for newly converted properties?

Most buyers of new build or newly converted property in Torrington contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Torrington tend to purchase the site, 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 conveyancers 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 used to new build conveyancing in Torrington or who has acted in the same development.

Over the last few months I have been searching for a flat up to £195,000 and identified one near me in Torrington I like with open areas and transport links in the vicinity, however it's only got 52 years on the lease. There is not much else in Torrington in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a mortgage the shortness of the lease will likely be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.

Am I better off to instruct a Torrington conveyancing solicitor who is local to the property I am purchasing? An old friend can execute the legal formalities however they are based 200miles away.

The benefit of a local Torrington conveyancing firm is that you can visit the firm to execute documents, present your identification documents and pester them where appropriate. Having local Torrington know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were impressed that must surpass using an unknown Torrington conveyancing solicitor solely due to them being based in the area.

We have chosen a Torrington conveyancing solicitor for our home move (FTB’s) and have noticed in the terms and conditions that they are not governed by the Financial Conduct Authority. Need I be concerned or is that usually the case with solicitor?

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