Having been recommended your organisation we were about to appoint conveyancing solicitor in Launceston found using your search tool but stumbled across alternative fee calculations on the internet seem cheaper – how come?

You can find lots of conveyancing organisations marketing what appear to be very low prices. You should give due consideration as to how important this transaction is to you that you are willing to be penny wise pound foolish in relation to the quality of the conveyancing. Many of them accentuate a budget fee as a headline but hide extra costs in the small print..

I am buying a victorian detached house in Launceston. We would like to convert the garage to a playroom at the house.Will legal due diligence on the property involve investigations to see if these alterations are allowed?

Your solicitor will review the registered title as conveyancing in Launceston will sometimes identify restrictions in the title deeds which restrict categories of alterations or need the permission of another owner. Many extensions call for local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.

It is not clear whether my lender requires a lease extension. I have called into my local Launceston building society branch on various occasions and was advised it wasn't a problem and they would lend. My Launceston conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

The conveyancer must comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. 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.

Intending to buy a flat in Launceston. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Launceston property lawyer is on the Kent Reliance conveyancing panel.

The deeds to our property are lost. The solicitors who handled the conveyancing in Launceston 4 years ago have long since closed. Will I be able to sell the house?

Assuming the title is registered the information relating to your proprietorship will be retained by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, locate your property and get up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.

Do you have any advice for leasehold conveyancing in Launceston from the perspective of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Launceston can be reduced where you appoint lawyers the minute your agents start advertising the property and ask them to put together the leasehold documentation needed by the purchasers’ lawyers.
You believe that you know the number of years remaining on your lease but you should verify this via your solicitors. A purchaser's lawyer will be unlikely to recommend their client to where the remaining number of years is below 75 years. In the circumstances it is essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. Many landlords or Management Companies in Launceston levy fees for providing management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Launceston. If you have carried out any alterations to the premises would they have required Landlord’s permission? Have you, for example laid down wooden flooring? Most leases in Launceston state that internal structural changes or laying down wooden flooring require a licence issued by the Landlord approving such alterations. Should you dont have the approvals in place do not contact the landlord without contacting your lawyer in advance. If you hold a share in a the Management Company, you should ensure that you are holding the original share document. Arranging a new share certificate can be a time consuming process and frustrates many a Launceston conveyancing deal. If a duplicate share certificate is needed, you should approach the company officers or managing agents (if applicable) for this at the earliest opportunity.

I acquired a ground floor flat in Launceston, conveyancing was carried out December 2005. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Launceston with an extended lease are worth £227,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2096

With 72 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.

Should I cancel my mortgage payments with Leeds Building Society once a completion date for my home sale in Launceston has been set?

You would be well advised to maintain meeting any mortgage sums to Leeds Building Society until the mortgage is discharged on completion as part of your Launceston conveyancing.