I am expecting a AIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Saxmundham solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?

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

I have paid off my mortgage with Lloyds. I assume I don't need a Saxmundham lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

My offer was accepted on a property in Saxmundham on 28/11/2024, valuation was booked five days after, received a clean bill of health. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Can the lender hold off the offer?

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am downsizing from my home. My past lawyers has retired. It would be helpful to have a recommendation of a conveyancing firm. Im based in Saxmundham if that makes things easier.

You should use our search tool to help you choose a solicitor for your conveyancing in Saxmundham. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.

I am using a search engine for the phrase on line conveyancing in Saxmundham it brings up many conveyancersin the area. How do I determine which is the right property lawyer for the sale of my house?

The preferential method of choosing a suitable conveyancer is through a personal recommendation, so ask colleagues and relatives who have purchased a property in Saxmundham or the reputable estate agent or mortgage broker. Charges for conveyancing in Saxmundham vary, so it's a good idea to obtain at least three quotes from different conveyancers. Dont forget to clarify what costs in the quote includes.

I've recently bought a leasehold house in Saxmundham. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I own a studio flat in Saxmundham, conveyancing having been completed in 2008. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Saxmundham with over 90 years remaining are worth £175,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2083

With 58 years remaining on your lease we estimate the price of your lease extension to range between £23,800 and £27,400 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.

I have been advised by various family members to expect six to eight weeks for Saxmundham conveyancing to complete.This was 3 ago. The property information was only sent to my conveyancer yesterday so does the time start running now?

It would be unwise bank on counting down any 6-8 week suggested period. Providing assurances as to accurately how how many weeks Saxmundham conveyancing will take is an impossible task. Without fail every property has it’s own unique set of issues. Accordingly your property lawyer should be unwilling to guarantee an exact timeframe to complete conveyancing in Saxmundham.