Is the fact that my conveyancer in Plympton is not identified on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?

That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Plympton conveyancing firm and ask them why they are no longer on the approved list for your lender.

We just had an offer accepted to buy with Norwich and Peterborough Building Society. I visited 3 or 4 high street practices yet cant to find a Plympton conveyancing firm on the Norwich and Peterborough Building Society panel. Could you assist?

Please do make the most of the search tool on this web page. Please choose the building society and type Plympton or your location and you will see a number of lawyer based in Plympton or nearest you.

What does a local search tell me concerning the house I am purchasing in Plympton?

Plympton conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations such as Xpress Legal The local search is essential in every Plympton conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Plympton is where the house is located. What do you suggest?

Flying freeholds in Plympton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Plympton you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Plympton may decide 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 am in need of some leasehold conveyancing in Plympton. Before I set the wheels in motion I require certainty as to the remaining lease term.

If the lease is registered - and 99.9% are in Plympton - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a split level flat in Plympton, conveyancing having been completed 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Plympton with a long lease are worth £171,000. The ground rent is £50 per annum. The lease expires on 21st October 2103

With just 79 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.