Is there a reason why leasehold purchase conveyancing in Lavenham costs more?

Lavenham leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

The Lavenham conveyancing firm that I appointed last week on my house acquisition in Lavenham have suddenly closed. I chose them because I had to have a lawyer on the Santander conveyancing panel and my family Lavenham lawyer was not. I paid them money on account. What are my options?

If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Santander conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.

I know that there are debates on Chancel Insurance on online forums. Do I require this when buying a house in Lavenham? or Apparently there is a law dating back centuries that means some house owners living in a parish church boundary will be compelled to pay for maintenance to the chancel in proximity to the church. Is this applicable for conveyancing in Lavenham?

Unless a previous purchase of the property completed after 12 October 2013 you can expect lawyers delivering conveyancing in Lavenham to remain recommending a chancel search and or insurance against a claim.

I am buying my first flat in Lavenham benefiting from help to buy. The sellers refused to budge the amount so I negotiated 6k of additionals instead. The sale representative told me not reveal to my lawyer about this extras as it will jeopardize my loan with Halifax. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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 element on a house I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Lavenham is where the house is located. What do you suggest?

Flying freeholds in Lavenham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lavenham you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lavenham may ascertain 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 premises.