Much to our surprise we have been advised by our broker that my Plymstock solicitor is not on the bank Conveyancing panel. What can I do to check?
The best course of action for you to take is to call your Plymstock lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Plymstock. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 1/10/2025, the requirements read as follows :
We had selected conveyancing lawyers with offices in Plymstock on the Yorkshire BS solicitor panel. They are now charging me an additional charge for dealing with the Yorkshire BS mortgage. Is this a supplemental conveyancing fee set by Yorkshire BS?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer is entitled to charge a fee for this. This charge is not set by Yorkshire BS but by your Plymstock solicitor. Plenty of firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee and others do not.
I recently had an offer agreed on a house in Plymstock. My financial adviser suggested a conveyancing practitioner. I paid an on account payment of £175. A few days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being difficult. The Plymstock solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
Will commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Plymstock?
Many commercial conveyancing solicitors in Plymstock will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Plymstock. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Plymstock.
For each commercial conveyancing transaction in Plymstock it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Plymstock commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Plymstock.
How does conveyancing in Plymstock differ for newly converted properties?
Most buyers of new build residence in Plymstock come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is completed. This is because builders in Plymstock typically buy 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 property lawyers 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 Plymstock or who has acted in the same development.
Over the last few months I have been searching for a flat up to £195,000 and identified one close by in Plymstock I like with amenity areas and station in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Plymstock for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the remaining unexpired lease term will likely be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.