I am remortgaging my flat in Ipswich, does my lawyer need to be on the RBS Solicitor panel?

There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

When it comes to mortgage companies such as Kent Reliance, do Ipswich conveyancers face a fee to be on the list of approved solicitors?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Ipswich building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Ipswich conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their published requirements. Who do I believe?

Provided that the lawyer is on the mortgage company approved list, she or he must follow the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

At last I have had an offer on an apartment in Ipswich agreed to, but there is a chain. The vendors have put an offer on somewhere, but it’s not yet tied up, and have viewings of other apartments booked. I have chosen a nearby conveyancing solicitor in Ipswich. What do I do now? When do I get the mortgage application with Santander started?

It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then survey, Ipswich conveyancing search charges, etc). The first thing to do is check that your conveyancing practitioner is on the Santander approved list. Concerning the next phase this very much dictated by the specifics of your transaction, attraction to the property and on the state of the market. During a rising market some purchasers would apply for a home loan with Santander and arrange for the valuation and only if it was satisfactory would they pay their conveyancer to press on with the conveyancing in Ipswich.

About to purchase a new build apartment in Ipswich. 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 legal work.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ipswich

Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

My business partner and I are hoping to take over a lease of an office on the high street. Can you recommend solicitors offering fixed costs for commercial conveyancing in Ipswich for under 2k?

We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Ipswich, including the disposal and purchase of businesses as well as simply premises. Whether you are intending to purchase or sell a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right solicitor. Regarding the costs these will vary based on the structure and complexity of the proposed transaction. Let us have your details or telephone so as to enable us to supply you with a detailed commercial conveyancing quote.

The financial adviser has suggested using their conveyancing practitioner for our conveyancing in Ipswich - Surely it’s easier to just use them?

You need to establish if the estate agent is recommending a conveyancer or introducing to a conveyancer. There are plenty of Ipswich estate agents who recommend two or three Ipswich conveyancing firms and get nothing from it.