I am buying a ground floor flat in Launceston. My lawyer has never been on on the mortgage company approved list. Am I still permitted to continue with my Launceston conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?

One will need to have a conveyancing practitioner to deal with the formalities when you require a loan to purchase your property. They will carry out all the appropriate legal checks on the property, ensuring that you will be properly registered as the owner and ensure that all the required mortgage paperwork is dealt with. You can appoint a Launceston lawyer of your choice. However, if the lawyer appointed is not on the lender solicitor panel further costs will be levied as separate legal representation will be required by them. Conveyancing panel applications may be submitted, so if your solicitor has not historically applied for membership they can do so.

Various internet forums that I have frequented warn that are the number one cause of stalling in Launceston conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of delay in conveyancing in Launceston.

I am looking for a leasehold apartment up to £245,000 and identified one near me in Launceston I like with open areas and railway links in the vicinity, the downside is that it's only got 61 years on the lease. I can't really find anything else in Launceston in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a mortgage the shortness of the lease will likely be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

Should I be wary about brokers that I am dealing with are suggesting a national conveyancing firm rather than a High Street Launceston conveyancing company?

As is the case with lots of professional services, often referrals from relatives can be very helpful. Nevertheless there are lots of players in a conveyancing matter; estate agents, mortgage brokers and mortgage companies may put forward solicitors to instruct. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there may be a financial incentive behind the recommendation. You are at liberty to appoint your own conveyancer. You need to be aware that some mortgage providers specify a panel list of law firms you have to use for the lender related work in your transaction.

My wife and I purchased a leasehold flat in Launceston. Conveyancing and Barclays Direct mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Launceston who acted for me is not around. Do I pay?

The first thing you should do is contact HMLR to make sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Launceston conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Launceston - A selection of Queries Prior to Purchasing

It would be wise to investigate if there is anything that is prohibited in the lease. By way of example it is fairly common in Launceston leases that pets are not allowed in certain buildings in Launceston. If you like the apartmentin Launceston however your cat can’t move with you then you will be faced hard determination. Best to be warned whether a new roof is being put on or some other major work is pending that will be shared amongst the tenants and may well materially impact the level of the maintenance costs or necessitate a one time payment. Plenty Launceston leasehold properties will have a service bill for the upkeep of the building set by the freeholder. If you purchase the apartment you will have to meet this contribution, usually in instalments throughout the year. This may differ from two or three hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all likelihood there will be a rentcharge to be met annual, normally this is not a significant amount, say approximately £50-£100 but you need to check it because on occasion it could be prohibitively expensive.