It is is a decade since I bought my house in Bungay. Conveyancing lawyers have recently been instructed on the sale but I can't find my deeds. Is this a problem?

You need not be too concerned. Firstly there is a possibility that the deeds will be with the mortgage company or they may stored with the lawyers who acted in your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Almost all conveyancing in Bungay involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.

We previously instructed conveyancers with offices in Bungay on the Nationwide solicitor panel. They are now charging me a supplemental amount for the legal aspects of the Nationwide mortgage. Is this an additional conveyancing fee specified by Nationwide?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer can levy a fee for this. This fee is not set by Nationwide but by your Bungay property lawyer. Numerous firms on the Nationwide panel will levy ’dealing with mortgage’ fee and others do not.

I currently have a mortgage with Leeds Building Society for my property in Bungay. Conveyancing has been completed months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Leeds Building Society?

Leeds Building Society must be informed of your intention in advance of letting out your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel firm.

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

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

I'm purchasing a new build house in Bungay with a loan from Bank of Scotland. The developers would not budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not disclose to my solicitor about this side-deal as it will jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Bungay is where the house is located. Can you offer any opinion?

Flying freeholds in Bungay are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bungay 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 Bungay 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 am downsizing from my property. My former solicitors has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Bungay if that makes things easier.

Do use our search tool to help you find a solicitor for your conveyancing in Bungay. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.