I am need of leasehold conveyancing for an apartment in a fairly new development (seven years old) in Debenham. 95% of the flats have already been occupied. Do I need carry out the conveyancing searches as part of conveyancing in Debenham?

You would be putting yourself at risk in failing carrying out Debenham conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would strongly advise in the strongest possible terms that you have them. Where timings and driving down costs are primary concerns you should discuss with your lawyer about the viability of search insurance

I had intended to instruct a conveyancing solicitor in Debenham for our home move. Our broker has since notified us that our mortgage company Halifax won't deal with them. Surely this is unduly restrictive?

Before the recession most mortgage companies had an appetite for risk which was higher than today. Almost all Debenham conveyancing firms would have been on most mortgage company panels. The FSA in 2010 conducted a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms relating to their operations and the individuals who work for them and set certain criteria such a completing on a minimum amount of transactions. Many Debenham conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Debenham is amongst the hundreds of areas where the conveyancers showing on our search results are are authorised to act for Halifax.

Will my conveyancer be raising enquiries concerning flooding during the conveyancing in Debenham.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Debenham. Plenty of people will buy a house in Debenham, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, but there are a various searches that may be carried out by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Debenham. The standard completed inquiry forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to determine whether the premises has suffered from flooding. In the event that the residence has been flooded in past which is not revealed by the seller, then a purchaser could commence a compensation claim as a result of such an incorrect answer. The purchaser’s lawyers may also carry out an enviro report. This should higlight if there is any known flood risk. If so, additional investigations should be initiated.

3 months have elapsed since my purchase conveyancing in Debenham concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

As co-executor for the will of my father I am selling a house in Cardiff but live in Debenham. My lawyer (based 260 miles from mehas requested that I sign a statutory declaration before completion. Could you suggest a conveyancing lawyer in Debenham who can witness this legal document for me?

strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are Debenham based