We were about to instruct a conveyancing solicitor in Southwold recommended using your comparison tool but have come across some other estimates via the web appear less pricey – why is this?

There are plenty of solicitors advertising supposedly cut-price conveyancing, but supplementalcharges end up with the completion invoice markedly uplifted. Conveyancers are obliged to make sure that costs set out in terms of engagement should be equitable invoiced The law firms that we put forward for conveyancing in Southwold clearly state all costs for a domestic conveyancing case.

I am the registered owner of a freehold residence in Southwold yet invoiced for rent, why is this and what is this?

It is rare for properties in Southwold and has limited impact for conveyancing in Southwold but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

We expect to receive a DIP from this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Southwold solicitors on the conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Southwold solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

The formalities of my purchase has taken place for my property in Southwold. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I was told three weeks ago that my mortgage has been agreed to by . Is it usual for to only issue the offer once my solicitor in Southwold is approved on their conveyancing panel? have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

Do I need to be suspicious that third parties that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a High Street Southwold conveyancing firm?

As is the case with many service providers, often input from family and friends can be very helpful. Nevertheless there are lots of people with a keen interest in a conveyancing matter; estate agents, financial adviser and lenders might all put forward lawyers to select. On occasion the solicitors might be known to one of the organisations as experts in their field, but occasionally there may be a commercial relationship behind the recommendation. You have the discretion to appoint your preferred conveyancer. Don't forget that many lenders operate an approved list of law firms you are obliged to use for the mortgage related work in your transaction.

I have been sourcing a conveyancing practitioner in Southwold for my home move. Can I check a firm’s record with the profession’s regulator?

One may see presented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training requirements.