Please could you vouch for a Leeds Building Society allowed Long Melford conveyancing firm finish our house move within 10 days? Would it be better to use a local Long Melford firm or a nationwide conveyancer?

We would be happy to suggest some excellent Long Melford conveyancing firms. You can also walk up the high street in Long Melford. Go in to a couple of firms and ask to see a conveyancing solicitor for a quote. Explain your requirements together with your reasons and ask for an assurance on your deadline. Appoint the lawyer that appears most efficient.

Do the Building Society Association intend to launch a searchable register to list practices on the Melton Mowbray Building Society conveyancing panel for instance in Long Melford?

We have not been informed any intention on the part of the BSA to promote such a tool.

What is the difference between a licensed conveyancer and conveyancing solicitor in Long Melford

Two types of professional can conduct conveyancing in Long Melford namely licenced conveyancers or solicitors. Both professionals administer the legal services that you need to complete the sale or purchase of property. Both are duty bound to carry out Long Melford conveyancing to the same quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly carried out and that the requisite steps will be suitably adhered to.

We had chosen solicitors with offices in Long Melford on the Kent Reliance solicitor approved list. They have just billed me a separate fee for handling the Kent Reliance mortgage. Is this an additional conveyancing fee set by Kent Reliance?

Provided it is contained in their Terms and Conditions or estimate then yes your solicitor can levy a fee for this. This charge is not dictated by Kent Reliance but by your Long Melford conveyancing practitioner. Plenty of firms on the Kent Reliance panel will levy ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.

I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being pedantic. The Long Melford solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Taking into account that I will soon spend over three hundred thousand on a terraced house in Long Melford I wish to talk to a lawyer concerning thetransaction ahead of giving the go ahead to the firm. Can this be arranged?

This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you first talking to the solicitor due to be doing your property ownership legalities in Long Melford.There is no ‘factory style conveyancing’ - every client is an important person, not a case number. The practices that we put you in touch with believe that the figure you are provided with for residential conveyancing in Long Melford should be the figure that you are charged.

I've found a house that appears to meet my requirements, at a great price which is making it all the more appealing. I have just discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Long Melford. Conveyancing lawyers have not yet been appointed. Will they explain the issues?

The majority of houses in Long Melford are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Long Melford so you should seriously consider looking for a Long Melford conveyancing solicitor and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’spermission to carry out alterations. You may also be required to pay a maintenance charge towards the upkeep of the estate where the property is part of an estate. Your conveyancer will advise you fully on all the issues.

I own a leasehold flat in Long Melford, conveyancing having been completed May 2004. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Long Melford with an extended lease are worth £181,000. The ground rent is £55 invoiced every year. The lease ends on 21st October 2075

With only 51 years left to run we estimate the premium for your lease extension to span between £30,400 and £35,200 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.