We note that you have a search directory listing firms on the Co-operative conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Elmswell?

We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Elmswell.

My bid for a property was accepted at auction in Elmswell. Conveyancing is needed. What is next?

Given that you have now for in every practical sense signed on the dotted line you must instruct a conveyancing lawyer as a matter of priority as you now have a tight deadline in which to complete the transaction. All auction property will have a bespoke auction pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You should hand this to the lawyer instructed by you ASAP. You also need to ensure that your finances are in order to complete on the on the contractual date .

I am currently in the process of buying my council flat in Elmswell. I have a mortgage agreed with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.

I have a mortgage with Clydesdale for my property in Elmswell. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?

Clydesdale must be informed of your intention in advance of letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will allow you to rent 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 Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel solicitor.

I bought my apartment on 1 April and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Elmswell advises it would be formalised in less than a month. Are titles in Elmswell particularly slow to register?

There is nothing unique when it comes to conveyancing in Elmswell registration formalities. Rather than based on location, timescales can differ depending on the party submitting the application, whether it is in order and if the Land registry communicate with any other parties. As of today in the region of three quarters of such applications are completed in less than three weeks but some can be subject to longer hold-ups. Historically registration takes place once the new owner has moved in to the property so 'speed' is not always top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor should contact the land registry and explain the circumstances.

When it comes to leasehold conveyancing in Elmswell what are the most common lease problems?

Leasehold conveyancing in Elmswell is not unique. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:

A provision to repair to or maintain elements of the premises

You will encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, Barnsley Building Society, and Aldermore all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to pull out.

I own a 2 bed flat in Elmswell, conveyancing having been completed in 2001. How much will my lease extension cost? Corresponding flats in Elmswell with an extended lease are worth £176,000. The ground rent is £50 levied per year. The lease expires on 21st October 2076

With 50 years unexpired we estimate the premium for your lease extension to range between £31,400 and £36,200 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 the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.

Our conveyancer in Elmswell has identified a a legal deficiency with the lease for the property we are buying in Elmswell. The seller’s lawyers have suggested defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our lawyer says that as he is on the mortgage company conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the mortgage company approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.