My IFA has requested my Launceston law firm’s panel reference for the Santander conveyancing panel. How do I find this out. I have e-mailed my local Launceston office but they have not got back to me yet.

Have you tried contacting your Launceston property lawyer about this?. Most Launceston conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

Why do I have to pay up front for conveyancing in Launceston?

Where you are retaining lawyers for conveyancing in Launceston your solicitor will ask you to provide them with funds to cover the the cost of the conveyancing searches. Normally this is requested to cover the fees of the Local Authority Search. If any deposit is as part of the sale price then this will be asked for immediately prior to exchange of contracts. Any further balance that is needed should be sent to your lawyer a few days ahead of the day of completion.

My apartment in Launceston is up for sale and I have a buyer. Does my property lawyer need to be on the Coventry BS conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Coventry BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.

Just had an offer accepted on a new build flat in Launceston. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Launceston

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I have been on the look out for a flat up to £195,000 and identified one round the corner in Launceston I like with open areas and transport links nearby, however it's only got 52 years unexpired on the lease. I can't really find anything else in Launceston suitable, so just wondered if I would be making a grave error buying a short lease?

If you require a home loan the remaining unexpired lease term will be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.