We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would prefer to use a local conveyancing solicitor in Nayland?

You should check but the the likelihood is that appoint one of their panel lawyers if you want the "fee-free" incentive. Speak to the bank and determine if they make available a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Nayland.

Due to the guidance of my in-laws I had a survey completed on a house in Nayland before appointing lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some banks may not issue a mortgage on a flying freehold home.

It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Nayland. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Nayland to see if the conveyancing will be more expensive.

I am looking into buying my first house which is in Nayland and I am already nervous. I couldn't find anything specific about Nayland. Conveyancing will be needed in due course but do you know about the Nayland area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Nayland. In the meantime here are some basic statistics that we found

Can you provide any advice for leasehold conveyancing in Nayland with the aim of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Nayland can be reduced where you appoint lawyers the minute your agents start marketing the property and ask them to put together the leasehold information which will be required by the purchasers’ lawyers.
You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this by asking your lawyers. A buyer’s lawyer will not be happy to advise their client to where the remaining number of years is under 80 years. It is therefore 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 property on the market for sale. A minority of Nayland leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you are supposed to have a share in the Management Company, you should ensure that you hold the original share document. Arranging a replacement share certificate is often a time consuming process and frustrates many a Nayland conveyancing deal. Where a reissued share is required, you should approach the company director and secretary or managing agents (where relevant) for this as soon as possible. If you have had conflict with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where a dispute is unresolved. You may need to swallow your pride and pay any arrears of service charge or resolve 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 will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic rather than ongoing.

Nayland Leasehold Conveyancing - Sample of Questions you should ask before Purchasing

How much is the ground rent and service charge? Are there any major works in the near future that will increase the maintenance charges? You will want to find out as much as you can about the company managing the block as they can either make living at the property much easier or much more difficult. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to daily issues like the upkeep of the communal areas. Enquire of other people what they think of their management. Finally, be sure you understand the dates that the service charges are due to the managing agents and precisely what you get for your money.

Me and my partner are purchasing a three bedroom apartmentin Nayland with a home loan from a mortgage company. We like our solicitor in Nayland however our lender inform us now that she’s not on their "panel". We have to appoint one of the our mortgage company panel firms or keep our Nayland conveyancer and incur the extra fees for one of their panel ones to represent our lender. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The bank mortgage offered to you is subject to conditions, one of which will be that solicitors will on the lender's conveyancing panel. Until recently, most lenders had open panels, including many conveyancing solicitors in Nayland : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your mortgage company.