We hope to to purchase with Earl Shilton BS. We have called around locally but am struggling to find a Lakenheath conveyancing firm on the Earl Shilton BS approved list. Please you assist?

You should make use of the search tool on this site. Please choose the building society and type Lakenheath or your preferred area and you will be presented with a number of lawyer based in Lakenheath or near you.

I just bought a flat at auction in Lakenheath. Conveyancing is necessary. What are my next steps?

Now that you have legally committed yourself to purchase you now have to hire the services of a conveyancing practitioner as a matter of urgency as you are facing a tight deadline in which to complete the property. All auction property should have an associated legal set of papers. This should include most,if not all of the paperwork that your solicitor requires. Where you are dealing with leasehold property the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You must pass this on to the conveyancer working for you as soon as possible. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.

Is there a list of Lloyds panel solicitors in Lakenheath on the UK Finance Lenders’ Handbook Website?

No. There is no such tool on the CML or Building Society Association websites. Very few banks make their panel listings available online. If you are in need of a Lakenheath conveyancer on the Lloyds please use our tool.

The mortgage over my property is with Santander for my property in Lakenheath. Conveyancing was finalised 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 BTL mortgage or inform Santander?

Your original mortgage agreement with Santander will provide that you need their approval in advance of renting your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Santander directly. It should not be necessary to do this via a Santander conveyancing panel lawyer.

Will our conveyancer be making enquiries concerning flooding as part of the conveyancing in Lakenheath.

Flooding is a growing risk for solicitors dealing with homes in Lakenheath. There are those who acquire a property in Lakenheath, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to impart advice on flood risk, however there are a number of checks that may be undertaken by the purchaser or by their solicitors which will figure out the risks in Lakenheath. The conventional set of property information forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to determine if the property has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the owner, then a purchaser may issue a claim for damages resulting from an inaccurate response. The purchaser’s lawyers will also order an environmental search. This will indicate if there is a recorded flood risk. If so, further investigations will need to be conducted.

I am buying my first flat in Lakenheath with the aid of help to buy. The builders refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not reveal to my solicitor about the deal as it could impact my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Lakenheath is the location of the property. Can you shed any light on this issue?

Flying freeholds in Lakenheath are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lakenheath you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lakenheath may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.