I can't travel far from Suffolk. Please explain the reason why all Suffolk aren't included on all lender panels?

Lenders tend to impose restrictions on either the type or the number of conveyancing firms on their approved list of lawyers. A common example of such criteria being that a firm needs to have at least two partners. As well as restricting the nature of firm, some lenders decided to reduce the number of practices they allow to represent them. It is worth noting that mortgage companies have no liability for the standard of advice given by any Suffolk on their panel. Increases in mortgage fraud was the key driver in the rationalisation of conveyancing panels in the last decade notwithstanding that there are differing views concerning the extent of solicitor involvement in some of that fraud. Data published by HM Land Registry exposes that thousands of law organisations only conduct one or two conveyances annually. Those vindicating conveyancing panel pruning ask why law firms deserve the right to remain on a lender panel when clearly conveyancing is not their primary expertise?

My wife and I are approaching an exchange on a house in Suffolk and my parents have sent the ten percent deposit to my . I am now informed that as the deposit has not arrived from me my needs to disclose this to my mortgage company. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I disclosed to the mortgage company about my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

The is legally required to clarify with the bank to ensure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

I'm purchasing a new build house in Suffolk benefiting from help to buy. The sellers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not disclose to my solicitor about this extras as it may adversely affect my loan with the lender. Is this normal?.

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 issue on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Suffolk is the location of the property. What do you suggest?

Flying freeholds in Suffolk are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Suffolk you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Suffolk may decide 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 residence.

I need to appoint a conveyancing solicitor for my conveyancing in Suffolk. I've stumble across a web site which appears to be the ideal answer If it is possible to get all formalities completed via web that would be preferable. Should I be wary? What are the potential pitfalls?

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?