Is the fact that my solicitor in North Plymouth is not on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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. If you are concerned you should contact the North Plymouth conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

I am purchasing a 3 bedroom semi in North Plymouth. The intention is to an extension at the rear at the house.Will the conveyancing process include enquiries to determine if these works are permitted?

Your property lawyer should check the registered title as conveyancing in North Plymouth can occasionally reveal restrictions in the title deeds which restrict certain changes or need the permission of a 3rd party. Many additions call for local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.

We have a mortgage agreed in principle with Nottingham. North Plymouth conveyancing solicitors have been appointed. What is the average time that one could expect to receive a mortgage offer from Nottingham?

Some lenders take longer than others. Have Nottingham done the valuation? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am selling my apartment. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being difficult. The North Plymouth solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am looking for a flat up to £305k and found one near me in North Plymouth I like with amenity areas and transport links nearby, however it only has 51 years unexpired on the lease. There is not much else in North Plymouth in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

If you need a mortgage that many years will be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.

What does commercial conveyancing in North Plymouth cover?

Non domestic conveyancing in North Plymouth incorporates a wide array of services, provided by regulated solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

Much to my surprise my lawyer in North Plymouth has informed me that he requires ID documents stating that this is part of his legal duty as a solicitor on the lender Conveyancing panel. Is this right?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not unique to conveyancing in North Plymouth