We just had an offer accepted to purchase with . We have called around locally but am unable to find a Saxmundham conveyancing firm on the approved list. Please you assist?

You should take advantage of the search tool on this site. Please choose the lender and type Saxmundham or your preferred area and you will see a number of lawyer offices in Saxmundham or near you.

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 assist with your conveyancing We would stress that both are regulated professionals specialising in the legal aspects of transferring property. Both can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I happen to be the sole beneficiary of my late mum's will with all property in now in my sole name, including the house in Saxmundham. Conveyancing formalities meant that the Land Registry date was in . I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship could be treated the same way as if I'd bought the property in . Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How practical a view banks take of it, depend on the mortgage company as this clause is chiefly there to identify subsales or the flipping of properties.

When it comes to mortgage companies such as , do Saxmundham have to pay a fee to be on the conveyancing panel?

We are unaware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

The estate agent has sent us the confirmation of our purchase of a new build flat in Saxmundham. Conveyancing is necessary evil 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 questions that you should expect your new-build leasehold conveyancing in Saxmundham

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Saxmundham is where the house is located. Is there any guidance you can give?

Flying freeholds in Saxmundham 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 Saxmundham you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Saxmundham may determine 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 am thinking of appointing a conveyancing lawyer in Saxmundham for my home move. Is it possible to check a solicitor's complaints history with the legal regulator?

You may see published Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training reasons.