My husband and I are purchasing a 2 bedroom flat in Plympton with a mortgage. We like our Plympton solicitor, but the lender advise he's not on their "panel". It seems we have no option but to instruct one of the bank panel firms or keep our Plympton solicitor as well as pay for one of their panel ones to act for them. We feel that this is unjust; are we not able to demand that the lender use our Plympton property lawyer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Plympton conveyancing lawyer to apply to be on the conveyancing panel.

Can you explain why leasehold purchase conveyancing in Plympton is more expensive?

In summary, leasehold conveyancing in Plympton and elsewhere usually warrants additional due diligence compared to freehold conveyancing. This includes checking the lease terms, liaising with the landlord about the service of required notices, obtaining current service charge and management information, procuring the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different proprietor have owned the lease since it was first granted.

I am thinking of mortgaging my property in Plympton, does my lawyer need to be on the Skipton Solicitor panel?

There is nothing to stop you using your solicitor, but Skipton will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

We are selling our home in Plympton and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Plympton lawyer would know this is not the case. It does beg the question why the purchasers instructed a national conveyancing practice rather than a conveyancing solicitor in Plympton. Having lived in Plympton for six years we know of no issue. Is it a good idea to contact our local Authority to get clarification that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must enquire of 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)

I am looking at a two maisonettes in Plympton which have in the region of 50 years unexpired on the leases. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Plympton. The lease is a legal document that entitles you to use the property for a period of time. As the lease shortens the value of the lease reduces and it becomes more costly to extend the lease. This is why it is often a good idea to increase the term of the lease. It is often difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on such properties. Lease extension can be a protracted process. We advise that you seek professional help from a conveyancer and surveyor with experience in this area.

Leasehold Conveyancing in Plympton - A selection of Queries before buying

Are any of leasehold owners in dispute over their service charge liability? Plenty Plympton leasehold apartments will incur a service bill for the upkeep of the building levied by the freeholder. Where you buy the apartment you will have to meet this contribution, usually periodically throughout the year. This could vary from several hundred pounds to thousands of pounds for large purpose-built buildings. In all probability there will be a rentcharge to be met annual, this is usually not a significant sum, say approximately £50-£100 but you need to enquire as sometimes it could be many hundreds of pounds.