We hired a Leiston based firm for our conveyancing in Leiston last week. Going through the Terms I seeI am responsible for charges even where the conveyance does not complete. Should I go with them or instruct a web based conveyancing company advertising no-sale-no-fee conveyancing in Leiston?

It is usually a trade off in that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be higher to offset the transactions that do not go ahead. Dont forget that such schemes generally do not protect you from expenditure for example Leiston conveyancing search charges.

I am purchasing a new build house in Leiston with the aid of help to buy. The sellers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not reveal to my conveyancer about the side-deal as it may adversely affect my mortgage with the bank. 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.

My husband and I are 14 days into a residential purchase having been directed to conveyancers by the estate agent to handle our conveyancing in Leiston. I am not happy. Can you you assist me in finding new solicitors?

They would have to be really poor in order to consider replacing them. Has the mortgage been generated? In the event that it has you must make them aware of the replacement conveyancer and have the offer are re-issued. Your new solicitor ideally needs to be on the banks approved list to avoid escalating charges and complications. So that should be your starting point. The find a solicitor tool will help you find a bank approved conveyancer for your conveyancing in Leiston

Do you have any advice for leasehold conveyancing in Leiston from the perspective of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Leiston can be reduced where you appoint lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold documentation which will be required by the purchasers’ lawyers.
If you have had conflict with your freeholder or managing agents it is very important that these are settled before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is unsettled. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to present the dispute as over rather than unresolved. You may think that you are aware of the number of years remaining on your lease but it would be advisable double-check by asking your solicitors. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the remaining number of years is less than 75 years. In the circumstances it is important at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If you hold a share in a the freehold, you should make sure that you hold the original share certificate. Arranging a new share certificate can be a time consuming formality and slows down many a Leiston home move. If a duplicate share is necessary, do contact the company director and secretary or managing agents (if applicable) for this as soon as possible. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Leiston leases often stipulate that internal structural alterations or installing wooden flooring require a licence issued by the Landlord acquiescing to such works. If you fail to have the consents to hand do not contact the landlord without checking with your conveyancer first.

I inherited a split level flat in Leiston, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Leiston with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease ceases on 21st October 2077

With 52 years left to run we estimate the premium for your lease extension to range between £29,500 and £34,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.

I today discovered that one of the partners of the law firm handling the purchase conveyancing in Leiston is related to the owners that we are purchasing from. Is this allowed?

As long as no conflict arises this is permitted. If you are requiring a mortgage then the bank may have a say as many banks have specific requirements concerning this. For example for Nationwide Building Society as of 28/1/2025, the requirements read as follows :