My partner and I are purchasing a ground floor flat in Southwold. My Solicitor is not on the lender conveyancing panel. Is it possible for me to continue with my Southwold conveyancing solicitor notwithstanding that they are excluded from the lender panel of approved conveyancing solicitors?

You must appoint a property lawyer to deal with the legal work required if you need a loan to buy your home. They will carry out all the appropriate due diligence on the property, make sure that you will be registered as proprietor and ensure that all the required mortgage documentation is in order. One may select a Southwold property lawyer of your choice. However, if the conveyancing practitioner selected is not on the lender solicitor panel supplemental charges will arise as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so if your conveyancer has not previously sought membership they can do so.

I'm purchasing a new build house in Southwold with the aid of help to buy. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not to tell my conveyancer about this extras as it may impact my mortgage with Bank of Ireland. Should I keep quiet?.

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 quick, chain free conveyancing. Southwold is where the house is located. Can you offer any assistance?

Flying freeholds in Southwold are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Southwold you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Southwold may ascertain 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 premises.

I need to instruct a conveyancing solicitor for leasehold conveyancing in Southwold. I've discover a web site which appears to be the perfect answer If it is possible to get all the legals done via phone that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My in 2007. He has since got wed, divorced and has recently remarried. He will be selling the flat next winter. I think he will just be need to supply copies of his marriage certificates to the conveyancing practitioner but he is concerned it will frustrate the home move. Is it worth updating the title details for the property?

It is not absolutely necessary to update the title for the property providing you have the proof needed to show how the change of name occurred.

The purchaser’s conveyancing practitioner will review the land registry details and requisition evidence by way of proof of the name change for example marriage certificates.