We were going to get a DIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Lavenham solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Lavenham solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.

I can not fathom if my mortgage offer requires a lease extension. I have called my Lavenham building society branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Lavenham conveyancing solicitor - who is on the lender conveyancing panel- called and was told they will not lend in accordance with their published requirements. I have no idea who is right.

Provided that the solicitor is on the lender approved list, they must adhere to the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Lavenham solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Lavenham postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Lavenham.

I am buying a new build flat in Lavenham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Lavenham

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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.

I have been recommended by a number of property agents in Lavenham to find a solicitor using your seach tool. What’s the financial incentive for Estate Agents to market your site over and above alternative conveyancing organisations?

We don’t make any financial incentive for directing people in our direction. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I own a leasehold house in Lavenham. Conveyancing and Virgin Money mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Lavenham who acted for me is not around. Do I pay?

First make enquiries of the Land Registry to make sure that this person is indeed the new freeholder. You do not need to instruct a Lavenham conveyancing firm to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Lavenham Leasehold Conveyancing - Sample of Questions you should consider Prior to buying

It would be sensible to discover as much as possible concerning the managing agents as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently in the clutches of the managing agents from a financial perspective and when it comes to every day matters such as the upkeep of the communal areas. Enquire of other people whether they are happy with them. On a final note, find out the dates that you are obliged pay the service charge to the relevant party and precisely how they are spending that money. Many Lavenham leasehold properties will be liable to pay a service charge for the upkeep of the building levied by the freeholder. Where you acquire the apartment you will have to pay this liability, normally in instalments during the year. This may vary from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common grounds. There will also be a ground rent for you to pay annual, ordinarily this is not a large sum, say around £25-£75 but you need to check as occasionally it can be many hundreds of pounds. Are any of leasehold owners in dispute over their service charge payments?

Why do Lavenham conveyancing costs are more expensive for leasehold and freehold properties?

Leasehold conveyancing in Lavenham can involve additional due diligence for instance reviewing the lease, liaising with the landlord, obtaining up to date rent receipts, landlord’s consents, management company’s accounts etc.