Is the fact that my solicitor in Aldeburgh is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?

That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a 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) low volume of transactions (2) the lawyer 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 contact the Aldeburgh conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

What is the difference between a licensed conveyancer and conveyancing solicitor in Aldeburgh

There are two types of lawyers who can do conveyancing in Aldeburgh namely licenced conveyancers or solicitors. Both professionals administer conveyancing services that you need to complete the sale or acquisition of property. They are both duty bound to perform Aldeburgh conveyancing to the same quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that all requirements and procedures will be accurately adhered to.

I happen to be the only recipient of my late mum's will and I have everything in my name alone, including the house in Aldeburgh. The Aldeburgh property was put into my name in . I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship could be considered the same way as if I'd bought the house in . Will no one buy the property for half a year?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view lenders take of it, depend on the lender as this obligation primarily exists to identify subsales or the flipping of properties.

I am buying a property in Aldeburgh. A rare aspect is that the roof has a solar panel. have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is your lawyer must check the conveyancing requirements outlined in Part two of UK Finance Lenders’ Handbook for . The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and are required to report to where a lease does not satisfy these provisions. The specifications relate to the installation of panels on properties countrywide and is not limited to Aldeburgh.

I'm purchasing a new build house in Aldeburgh with the aid of help to buy. The sellers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not inform my lawyer about this extras as it may 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.

In searching the web for the phrase on line conveyancing in Aldeburgh it shows results of numerous solicitorsin the area. With so much choice what is the best way to find the suitable conveyancer for me?

The preferential way of choosing a suitable conveyancer is via personal testimonial, so ask friends and family who have acquired a property in Aldeburgh or a respected estate agent or financial adviser. Fees for conveyancing in Aldeburgh differ, so it's advisable to secure a minimum of three costs illustrations from different property lawyers. Be sure to secure confirmation that the charges are assured not to increase.

I bought a leasehold flat in Aldeburgh, conveyancing formalities finalised 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Aldeburgh with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 50

You have 50 years remaining on your lease we estimate the premium for your lease extension to range between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.