I am obtaining a mortgage with Lloyds. I would like to use a Licensed Conveyancer in Saxmundham. Does the Lloyds Solicitor panel exclude conveyancers regulated by the CLC?

The Lloyds approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Saxmundham?

There are many recorded licenced Conveyancers in Saxmundham and Solicitor practices in Saxmundham who can help with your conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am helping my sister sell her house in Saxmundham. Does the solicitor order the EPC or do I organise this?

Following the demise of Home Packs, energy performance certificates was retained a mandatory part of moving property. An EPC must be to hand in advance of the property being placed on the market. This is not as aspect of the sale process that solicitors normally arrange. Where you are using a Saxmundham conveyancing practitioner they might help arrange energy performance certificates due to their contacts with reputable Saxmundham assessors

Have just purchased a probate house at auction in Saxmundham. Conveyancing is needed. What happens now?

Now that you have exchanged you should instruct a conveyancing lawyer as a matter of urgency as you are faced with a tight a drop dead date to complete the property. Every auction property will ordinarily have a bespoke legal set of papers. This should include most,if not all of the paperwork that your conveyancer will need. In the case of leasehold property the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You need to pass this on to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds organised to complete the transaction on the set completion date.

Is it simple use your search tool to select a conveyancing solicitor in Saxmundham on the panel for my lender?

Step one is to choose a mortgage company such as Lloyds TSB Bank, Virgin Money or Britannia then specify your preferred area e.g. Saxmundham. Conveyancing firms in Saxmundham and beyond should be listed.

Can you provide any advice for leasehold conveyancing in Saxmundham from the perspective of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Saxmundham can be avoided where you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold documentation needed by the buyers’ representatives.
You believe that you know the number of years left on your lease but it would be wise to double-check by asking your conveyancers. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the lease term is less than 75 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If there is a history of any disputes with your landlord or managing agents it is very important that these are settled before the property is marketed. The purchasers and their solicitors will be concerned about purchasing a property where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as over as opposed to ongoing. The majority of freeholders or managing agents in Saxmundham charge for providing management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Saxmundham. Some Saxmundham leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers.

I acquired a ground floor flat in Saxmundham, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Saxmundham with over 90 years remaining are worth £185,000. The ground rent is £65 yearly. The lease runs out on 21st October 2084

With only 59 years remaining on your lease we estimate the premium for your lease extension to range between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

What range of conveyancing matters do Saxmundham conveyancing firms manage?

Almost all Saxmundham conveyancing solicitors will carry out various assistance to domestic and rural land owners, vendors, first time buyers, freeholders and tenants and you can expect them to do some of the following services:

Property sale conveyancing in Saxmundham and wider afield Property purchase conveyancing in Saxmundham and throughout England and Wales Leasehold conveyancing sales and purchases Residential conveyancing using Islamic Mortgages Land Registry applications (adverse possession, missing deeds) Severance of joint tenancies