My husband and I are purchasing a 2 bedroom flat in Lowestoft with a mortgage. We would like to retain our Lowestoft lawyer, however the mortgage company advise she’s not on their "panel". It seems we have little option but to instruct one of the lender panel firms or continue with our Lowestoft property lawyer as well as pay for one of their panel ones to act for them. This seems very unfair; can we not insist that the mortgage company use our Lowestoft conveyancing practitioner ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Lowestoft conveyancing lawyer to apply to be on the conveyancing panel.

In what way does my ID and proof of funds have anything to do with my conveyancing in Lowestoft? Why is this being asked of me?

You are right in these requests have nothing to do with conveyancing in Lowestoft. Nowadays you can not proceed with any conveyancing process without first providing proof of your identity. Ordinarily this takes the form of a either your passport or driving licence and a bank statement. Remember if you are supplying your driving licence as evidence of identification it must be both the paper part as well as the photo card part, one is not satisfactory without the other.

Evidence of the source of funds is mandated under Money Laundering Regulations. Please do not be offended when you are asked to produce this as your lawyer will need to have this information on file. Your Lowestoft conveyancing solicitor will require evidence of proof of funds prior to accepting any money from you into their client account and they should also ask additional questions regarding the source of funds.

Am I best advised to appoint a Lowestoft conveyancing lawyer in close proximity to the house I am buying? We have a good friend who can handle the legal work but her office is a couple of hundredmiles drive away.

The primary upside of using a local Lowestoft conveyancing practice is that you can drop in to sign paperwork, hand in your identification documents and pester them if necessary. Having local Lowestoft know how is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and the majority were content that should outweigh using an unknown Lowestoft conveyancing lawyer solely due to them being local.

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have since been informed that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Lowestoft. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Lowestoft ?

The majority of houses in Lowestoft are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Lowestoft in which case you should be shopping around for a Lowestoft conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’spermission to conduct changes to the property. You may also be required to pay a contribution towards the upkeep of the estate where the property is part of an estate. Your conveyancer will advise you fully on all the issues.

Leasehold Conveyancing in Lowestoft - Examples of Questions you should consider before Purchasing

In the main the cost for major works are not included within service charges, albeit that some managing agents in Lowestoft require leaseholders to contribute towards a reserve fund created for the specific intention of establishing a fund for larger repairs or maintenance. Are any of leasehold owners in dispute over their service charge liability? The prefered form of lease arrangement is if the freehold reversion is owned by the leaseholders. In this arrangement the lessees benefit from control and even though a managing agent is usually employed where it is bigger than a house conversion, the managing agent is directed by the tenants.

Been reading online that Lowestoft solicitors are more expensive than licensed conveyancers in Lowestoft when it comes to purchasing a house. Am I better off using a conveyancer or a solicitor if I am buying a property in Lowestoft.

When it comes to conveyancing in Lowestoft the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.