It is a dozen years since I purchased my home in Sudbury. Conveyancing lawyers have just been instructed on the sale but I am unable to track down my deeds. Is this a problem?

You need not be too concerned. Firstly the deeds may be retained by the lender or they could be in the possession of the conveyancers who oversaw the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in Sudbury involves registered property but in the rare situation where your home is unregistered it is more tricky but is not insurmountable.

What is the difference between a licensed conveyancer and conveyancing solicitor in Sudbury

There are two types of lawyers who can carry out conveyancing in Sudbury namely CLC regulated conveyancers or solicitors. Both professionals provide the legal services that required to complete the disposal or acquisition of property. They are both required to handle Sudbury conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally conducted and that all requirements and procedures should be appropriately followed.

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

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

Our sealed bid on a semi in Sudbury has been accepted, but there is a chain. The owners have offered on a property, however it’s not yet tied up, and have viewings of other properties booked. I have instructed a nearby conveyancing solicitor in Sudbury. What do I do now? When should I get the mortgage application with Bank of Ireland started?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Sudbury conveyancing search charges, etc). First, you should ensure that your property lawyer is on the Bank of Ireland approved list. Regarding the next phase this very much depends on the uniqueness of your transaction, attraction to this property and on the state of the market. During a hot market many purchasers would apply for a home loan with Bank of Ireland and pay for the valuation and only if it comes back ok would they ask their conveyancer to move forward with searches.

About to purchase a new build flat in Sudbury. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Sudbury

Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared.

I opted to have a survey completed on a property in Sudbury in advance of retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies may refuse to issue a mortgage on a flying freehold home.

It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Sudbury. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sudbury to see if the conveyancing costs will increase in light of this.

We are 17 days into a leasehold purchase having been directed to a firm by the high street agent to carry out the conveyancing in Sudbury. I am am extremely frustrated with the quality of service. Could you help me find new solicitors?

They would have to be very bad in order to consider diss instructing them. Has the mortgage offer been sent? In the event that it has you need to advise them of the new contact details and get the mortgage documents are re-issued. Your new conveyancer needs to be on the banks approved list to avoid added expenses and delays. That should be your starting point. The search tool can help you find a bank approved lawyer for your conveyancing in Sudbury