I am considering remortgaging my property in Needham Market, does my lawyer have to be on the Nationwide Conveyancing panel?

In theory, you could use a solicitor that is not on the Nationwide conveyancing panel, but Nationwide would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

I am buying a victorian detached house in Needham Market. The intention is to convert the garage to a playroom at the house.Will legal investigations on the property involve investigations to determine if these works are allowed?

Your conveyancer will review the registered title as conveyancing in Needham Market will sometimes reveal restrictions in the title documents which restrict categories of changes or require the permission of another owner. Some additions need local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

How can we know in advance if a Needham Market conveyancing solicitor on the RBS panel is any good?

When it comes to conveyancing in Needham Market obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor carrying out your conveyancing.

Intending to buy a flat in Needham Market. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Needham Market conveyancer is on the Skipton conveyancing panel.

I need some fast conveyancing in Needham Market as I am faced with a deadline to complete in less than one month. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?

If.Given you are are a mortgage free purchaser you have the choice not to have searches carried out although no law firm would recommend that you don't. With plenty of history conveyancing in Needham Market the following are examples of issues that can show up and therefore affect future saleability: Enforcement Actions, Outstanding Fees, Outstanding Grants, Unadopted Roads,...

Due to the input of my in-laws I had a survey completed on a house in Needham Market ahead of retaining solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some banks will not give a mortgage on this type of property.

It varies from the lender to lender. Lloyds has different instructions from Halifax. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Needham Market. Conveyancing will be smoother if you use a solicitor in Needham Market especially if they are familiar with such properties in Needham Market.

I've recently bought a leasehold property in Needham Market. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I acquired a garden flat in Needham Market, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Needham Market with over 90 years remaining are worth £191,000. The ground rent is £55 invoiced annually. The lease runs out on 21st October 2078

With 53 years left to run the likely cost is going to be between £27,600 and £31,800 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.