I am only a couple days away from an exchange on a flat in Launceston and my parents have transferred the 10% deposit to my conveyancing practitioner. I am now informed that as the deposit has not arrived from me my conveyancer needs to disclose this to my bank. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I informed the bank about my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

The conveyancer is obliged to clarify with the bank to make sure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

Should conveyancers request money on account for conveyancing in Launceston?

If you are buying a property in Launceston your lawyer will request that you put them with funds to cover the the cost of the conveyancing searches. Generally this is needed to cover the fees of the conveyancing searches. If any deposit is payable against the sale price then this should be required immediately ahead of contracts are exchanged. The final balance that is due will be payable shortly before completion.

My partner and I are close to exchanging contracts on the sale of our house in Launceston and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Launceston lawyer would know this is not the case. For the life of me I don't know why the buyers are using a national conveyancing outfit as opposed to a conveyancing solicitor in Launceston. Having lived in Launceston for many years we know of no issue. Do we get in touch with our local Authority to seek clarification need.

It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, no chain conveyancing. Launceston is the location of the property. What do you suggest?

Flying freeholds in Launceston are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Launceston you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Launceston may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I would like to rent out my leasehold apartment in Launceston. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Your lease dictates the relationship between the landlord and you the flat owner; specifically, it will indicate if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Launceston do not contain an absolute prevention of subletting – such a clause would adversely affect the market value the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.

I am the registered owner of a garden flat in Launceston, conveyancing was carried out in 1999. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Launceston with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2091

You have 67 years remaining on your lease we estimate the price of your lease extension to span between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.