Am I correct in assuming that the fact that my solicitor in Redruth is not listed on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?

That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 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. Should you be concerned you should simply call the Redruth conveyancing firm and enquire why they are no longer on the approved list for your bank.

We are about to exchange on the purchase of a property in Redruth but as a result of wreckage from the recent storms I have was able negotiate compensation from the vendor in the sum of six thousand pounds taking the form of a reduction in the price. This was going to be dealt with as part of the conveyancing process but Santander will not permit this. Should they have been involved?

Your property lawyer that is on the Santander approved list is duty bound to inform Santander of any changes to the purchase price. If you prohibit your conveyancer to notify the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new lawyer for your conveyancing in Redruth.

We are purchasing a 3 bedroom semi in Redruth. We would like to convert the garage to a playroom at the house.Will the conveyancing process involve enquiries to determine if these alterations are permitted?

Your property lawyer should review the registered title as conveyancing in Redruth will sometimes identify restrictions in the title deeds which restrict certain works or necessitated the consent of another owner. Many works need local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these things with a surveyor ahead of any purchase.

The mortgage over my property is with Barclays for my property in Redruth. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?

Your original mortgage agreement with Barclays will provide that you need their approval before renting your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel firm.

I am selling my house. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Barclays are being a right pain. The Redruth solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?

It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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'm buying my first flat in Redruth with a loan from National Westminster Bank. The sellers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not reveal to my lawyer about this deal as it will jeopardize my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have been on the look out for a ground for flat up to £245,000 and found one round the corner in Redruth I like with a park and transport links in the vicinity, however it's only got 51 years on the lease. There is not much else in Redruth for this price, so just wondered if I would be making a mistake buying a short lease?

Should you need a mortgage the remaining unexpired lease term may be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.