My fiance and I are looking to acquire a house in Harleston and are in fact using a Harleston conveyancing practice. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Accord Mortgages Ltd have this evening contacted us to advise us that there is now an issue as our Harleston lawyer is not on their approved list of lawyers. Is this a problem?

Where you are buying a property needing a mortgage it is standard for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Harleston solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

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

There are many recorded licenced Conveyancers in Harleston and Solicitor partnerships in Harleston to choose from We would stress that the two are regulated professionals specialising in the legal work in transferring property. Both can handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

After much negotiation I have agreed a price on an apartment in Harleston. My financial adviser pressured me to appoint their solicitor. I paid an on account payment of £225. A few days later, the property lawyer called me embarrassingly acknowledging that they were not on the Principality 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 Principality 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 December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being pedantic. The Harleston solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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 am looking to sell my house. My past conveyancers has retired. I am in need of a recommendation of a conveyancing firm. Im based in Harleston if that makes a difference.

Do use our search tool to help you find a solicitor for your conveyancing in Harleston. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

My cousin has suggested that I appoint his conveyancers in Harleston. Do I take his guidance?

Much as we are happy to recommend a Harleston conveyancing lawyer the best way to find a conveyancing lawyer is to have referrals from friends or family who have experience in using the conveyancer you're are thinking of instructing.

Expecting to exchange soon on a basement flat in Harleston. Conveyancing solicitors have said that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Harleston should include some of the following:

Does the lease prohibit wood flooring? What remedies are open the freeholder should you have contravened the provisions of the lease? Repair and maintenance of the flat What you can do if a neighbour is in violation of a provision in their lease? The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.

I bought a leasehold flat in Harleston, conveyancing having been completed 10 years ago. How much will my lease extension cost? Comparable properties in Harleston with over 90 years remaining are worth £202,000. The ground rent is £60 invoiced every year. The lease comes to an end on 21st October 2081

With only 56 years left to run we estimate the price of your lease extension to range between £29,500 and £34,000 plus 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 due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues 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 placing reliance on this information without first seeking the advice of a professional.