We decided to go with a Sudbury based lawyer for my conveyancing in Sudbury today. Reviewing the terms of engagement I seewe are liable for fees even where the conveyance does not complete. Should I go with them or use a web based lawyer offering no move no charge conveyancing in Sudbury?

It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the fee levels will generally be higher to offset those transactions that abort. Dont forget that such schemes generally do not protect you from expenses by way of example Sudbury conveyancing search costs.

Will our lawyer be raising questions concerning flooding during the conveyancing in Sudbury.

The risk of flooding is if increasing concern for lawyers dealing with homes in Sudbury. Some people will acquire a house in Sudbury, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Solicitors are not qualified to offer advice on flood risk, however there are a number of searches that can be carried out by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Sudbury. The conventional set of information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to find out if the premises has suffered from flooding. In the event that the property has been flooded in past which is not disclosed by the vendor, then a purchaser may commence a legal claim for losses stemming from an inaccurate response. The purchaser’s solicitors should also conduct an environmental report. This should indicate whether there is any known flood risk. If so, further investigations should be carried out.

My husband and I are 18 days into a residential purchase having been recommend to conveyancers by the high street agent to perform conveyancing in Sudbury. I am not happy. Can you you assist me in finding new conveyancers?

They would have to be really poor in order to consider changing them. Has your loan offer been sent? If so you must make them aware of the new contact details and get the loan are issued to the new lawyers. Your new conveyancer should be on the banks approved list to avoid added fees and frustration. So that should be your starting point. The search tool should assist you in finding a lender approved lawyer for your conveyancing in Sudbury

If all goes to plan we aim to complete the disposal of our £175,000 apartment in Sudbury in just under a week. The managing agents has quoted £372 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Sudbury?

Sudbury conveyancing on leasehold maisonettes usually results in fees being raised by management companies :

Answering pre-contract questions Where consent is required before sale in Sudbury Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Sudbury leasehold premises is £350. For Sudbury conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide the information.

I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Sudbury conveyancing firm to assist?

if there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to determine the price payable.

An example of a Lease Extension decision for a Sudbury premises is Ground Floor Flat 79 London Road in September 2012. the Tribunal held that the premium payable for the lease extension should be £7,636 This case related to 1 flat. The remaining number of years on the lease was 74 years.

After what feels like an age I have had an offer on an maisonette in Sudbury agreed to, the seller does however have a tied purchase. The sellers have offered on somewhere, however it’s not yet tied up, and are looking at other properties booked. I have instructed a nearby conveyancing solicitor in Sudbury. What should be my next step? When do I get the mortgage application with Principality started with Principality?

It is usual to have anxieties where there is a chain given your reluctance to incur expenses prematurely (mortgage application is in the region of £1k, then survey, Sudbury conveyancing search charges, etc). First, you must check that your property lawyer is on the Principality approved list. As to the next stages this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. During a hot market many buyers will apply for a home loan with Principality and pay for the survey and only if it was satisfactory would they ask their property lawyer to move forward with the conveyancing in Sudbury.