We wanted to use a conveyancing solicitor in Plympton for our home move. Our broker informed us that our mortgage lenders Bank of Ireland won't deal with them. Surely this is unduly restrictive?

A bank may insist on an approved conveyancer act for it. Borrowers are expected to meet the charges for this. Try using our database to find a solicitor to carry conveyancing in Plympton on the Bank of Ireland conveyancing panel.

What is the difference between a licensed conveyancer and conveyancing solicitor in Plympton

There are many recorded licenced Conveyancers in Plympton and Solicitor practices in Plympton who can assist with your conveyancing We would stress that both are regulated professionals specialising in the legal aspects of the home buying process. The two can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I am purchasing a property in Plympton. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?

As your lender is Leeds Building Society your lawyer must comply with the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Leeds Building Society where a lease fails to meet these requirements. The requirements relate to the installation of panels on properties countrywide and is not restricted to Plympton.

I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Plympton solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Plympton postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Plympton.

How does conveyancing in Plympton differ for new build properties?

Most buyers of new build premises in Plympton approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is built. This is because builders in Plympton usually acquire the land, 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 conveyancing solicitors 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 Plympton or who has acted in the same development.

I own a leasehold house in Plympton. Conveyancing and TSB mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Plympton who acted for me is not around. Any advice?

First make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is indeed the new freeholder. There is no need to instruct a Plympton conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a basement flat in Plympton, conveyancing formalities finalised January 2001. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Plympton with over 90 years remaining are worth £186,000. The ground rent is £55 charged once a year. The lease comes to an end on 21st October 2077

With 52 years left to run the likely cost is going to range between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

Are there any distinct benefits to selecting a local lawyer in Plympton

Plenty of house movers in Plympton select a nearby high street property lawyer so that they can visit just in case they have problems, and to deliver paperwork rather than relying on the post.

There is a slight edge when selecting a conveyancing practitioner local to a property you are hoping to purchase, due to the familiarity of the region and potential local concerns - yet this is moot. The majority of conveyancers conduct their work online and may be almost anywhere.