We are looking to buy a flat and require a conveyancing solicitor in Hadleigh who is on the RBS approved panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Hadleigh.

Is it the case that all Hadleigh conveyancing solicitors on the Yorkshire BS conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many lenders do list licenced conveyancers on their panel and in that case the practice would be regulated by the CLC.

We were going to get a OIP from Clydesdale this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Hadleigh solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Hadleigh solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.

I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Hadleigh lawyer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

The deeds to my property can not be found. The conveyancers who did the conveyancing in Hadleigh 4 years ago have long since closed. What are my options?

In today’s world there are duplicates made of almost everything, and your conveyancer should be aware precisely where to locate all the suitable documentation so you can buy or sell your property without a hitch. Where copies can’t be located, your solicitor may be able to put in place insurance or indemnities protecting you against possible claims on your premises.

I opted to have a survey carried out on a house in Hadleigh prior to instructing lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some banks tend not grant a mortgage on such a property.

It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. If you call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hadleigh. Conveyancing may be slightly more expensive based on your lender's requirements.

Taking into account that I am about to spend over three hundred thousand on 3 bedroom house in Hadleigh I would like to have a conversation with the conveyancer regarding thehouse move before instructing the firm. Is this something that you can arrange?

Absolutely - we would be delighted to talk to you we do not take any clients on without you liaising with the solicitor due to be conducting your conveyancing in Hadleigh.There is no ‘factory style conveyancing’ - every client is unique person, not a case reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Hadleigh should be the amount on the final invoice that you are charged.