I had intended to instruct a conveyancing solicitor in Kesgrave for our house move. Our broker has since advised us that our bank The Royal Bank of Scotland won't deal with them. Surely this is unduly restrictive?

A lender will direct that a panel conveyancer act for it. You would be expected to meet the cost of this. Try using our directory service to choose a solicitor to carry conveyancing in Kesgrave on the The Royal Bank of Scotland conveyancing panel.

Forgive me if this question is silly but I am new to the process as FTB of a garden flat in Kesgrave. Do I pick up the keys to the premises on the completion date from my solicitor? If so, I will use a High Street conveyancing solicitor in Kesgrave?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s solicitors, and once they have received this, you will be invited to receive the keys from the property Agents and start moving into the property. This tends to happen early afternoon.

My father advised me that in purchasing a property in Kesgrave there could be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?

There are a number of properties in Kesgrave which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Kesgrave should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Is there a list of RBS panel solicitors in Kesgrave on the Council of Mortgage Lender’s Website?

No. There is no such facility on the CML or Building Society Association websites. Very few lenders make their panel listings available over the internet. Where you are seeking to appoint a Kesgrave conveyancer on the RBS please make the most of our tool.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Kesgrave is the location of the property. Can you offer any opinion?

Flying freeholds in Kesgrave are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kesgrave 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 Kesgrave 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 property.

Do I need to be concerned by brokers that I am dealing with are recommending a factory type conveyancing firm as opposed to a High Street Kesgrave conveyancing firm?

As with many professional services, often input from relatives can be extremely useful or valuable. But there are many players in a conveyancing matter; estate agents, mortgage brokers and mortgage companies might all put forward solicitors to select. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You are free to appoint your preferred lawyer. Don't forget that most banks operate an approved list of conveyancers you have to use for the lender related work in your home move.

I have recently realised that I have Seventy years remaining on my lease in Kesgrave. I am keen to extend my lease but my freeholder is missing. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to find the landlord. In some cases an enquiry agent would be helpful to try and locate and to produce a report to be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s absence and the application to the County Court overseeing Kesgrave.

Kesgrave Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying

It would be sensible to discover as much as possible regarding the managing agents as they will either make your life much easier or uncomfortable. As the owner of a leasehold property you will be in the clutches of the managing agents from a financial perspective and when it comes to practical issues such as the cleanliness of the common parts. You should not be afraid to ask other tenants what they think of their service. Finally, investigate as to the dates that you are obliged pay the service charge to the managing agents and specifically what you get for your money. Be sure to find out if there is anything that is prohibited in the lease. By way of example it is reasonably common in Kesgrave leases that pets are not allowed in certain buildings in Kesgrave. If you like the propertyin Kesgrave but your cat can’t move with you then you will be presented with a hard compromise. Is anyone aware of any major works anticipated that will add a premium to the service costs?