My husband and I are intent on buying residence in Plymouth. My Conveyancer is not listed on the lender conveyancing panel. Can I still continue with my Plymouth conveyancing solicitor notwithstanding that they are excluded from the lender panel?

Your options include

• Carry on with your preferred Plymouth property lawyer but your mortgage company will need to instruct a lawyer from their approved list. The net result is additional fees and probable interruption.
• Choose a new property lawyer to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
• Convince your lawyer to do everything possible to join the lender’s conveyancing panel

My wife and I purchasing a 3 bedroom semi in Plymouth. We would like to convert the garage to an office at the property.Will legal due diligence on the property involve enquiries to see if these alterations were previously refused?

Your solicitor will check the deeds as conveyancing in Plymouth can on occasion identify restrictions in the title documents which restrict certain changes or need the permission of a 3rd party. Many additions require local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

Can I be sure that the Plymouth conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Plymouth obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer conducting your transaction.

I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being problematic. The Plymouth solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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 purchasing my first flat in Plymouth benefiting from help to buy. The sellers refused to budge the amount so I negotiated 6k of additionals instead. The property agent told me not to tell my lawyer about this side-deal as it could affect my mortgage with the bank. Is this normal?.

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 need to instruct a conveyancing solicitor in Plymouth for my purchase. Can I see a solicitor's complaints history with the profession’s regulator?

Anyone can see presented Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes monitor call for training requirements.

I own a leasehold house in Plymouth. Conveyancing and National Westminster Bank mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Plymouth who previously acted has now retired. Any advice?

The first thing you should do is contact HMLR to be sure that this person is in fact the new freeholder. It is not necessary to incur the fees of a Plymouth conveyancing practitioner to do this as it can be done on-line for £3. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I inherited a leasehold flat in Plymouth, conveyancing was carried out 10 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Plymouth with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 yearly. The lease comes to an end on 21st October 2100

With 74 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.