Me and my partner are purchasing a 2 bedroom apartment in Torpoint with a mortgage. We like our Torpoint conveyancer, but the mortgage company says he's not on their "panel". It appears that we have little choice but to appoint one of the bank panel conveyancing practices or retain our Torpoint lawyer as well as pay for one of their panel lawyers to act for them. We regard this is unjust; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Torpoint conveyancing lawyer to apply to be on the conveyancing panel.

We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would prefer to instruct a Torpoint based conveyancing firm?

You should check but the the probability is that appoint one of their panel conveyancers where you want the "fee-free" incentive. Call the mortgage company to determine if they offer you a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Torpoint.

How does conveyancing in Torpoint differ for newly converted properties?

Most buyers of new build or newly converted property in Torpoint come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Torpoint typically acquire the real estate, 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 property lawyers 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 accustomed to new build conveyancing in Torpoint or who has acted in the same development.

I'm remortgaging my primary house to a BTL mortgage with Barclays and intend to use the remaining equity as a down payment on another property. The area we are interested in is Torpoint. Will your solicitors be able to act for the two banks and tie in the conveyances?

Make use of our comparison tool on this site to ensure that the solicitors are approved by both mortgage companies. Having checked that they are your lawyer will be able to simultaneously deal with the two conveyancing matters but you should have a chat with you lawyer and communicate your desired outcome and requirements.

I today plan to offer on a house that seems to be perfect, at a reasonable price which is making it more attractive. I have just been informed that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a house with a leasehold title in Torpoint. Conveyancing advisers have are soon to be instructed. Will they explain the issues?

The majority of houses in Torpoint are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Torpoint in which case you should be shopping around for a Torpoint conveyancing practitioner and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’sconsent to conduct alterations. You may also be required to pay a service charge towards the upkeep of the estate where the house is part of an estate. Your conveyancer will appraise you on the various issues.

Leasehold Conveyancing in Torpoint - Examples of Questions you should consider before buying

Most Torpoint leasehold apartments will be liable to pay a service charge for maintenance of the building set on behalf of the management company. Where you purchase the property you will have to meet this amount, usually quarterly accross the year. This may differ from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all probability there will be a ground rent for you to pay yearly, ordinarily this is not a large sum, say around £50-£100 but you need to enquire it because on occasion it could be many hundreds of pounds. Who manages the building? Be sure to investigate if there is anything that is prohibited in the lease. By way of example plenty of leases prohibit pets being permitted in certain buildings in Torpoint. If you love the propertyin Torpoint yet your dog is not allowed to make the move with you then you will be presented with a hard compromise.