Can you suggest a Coventry Building Society approved Suffolk conveyancing solicitor who can have us moved in within a short deadline? Would it be better to use a high street Suffolk solicitor or an online firm?

We would be happy to suggest some excellent Suffolk conveyancing firms. Another option is to visit the main road in Suffolk. Go in to two or three law practices and ask to speak with a conveyancing solicitor for a costs illustration. Explain your deadline together with the reasons and get an assurance on your deadline. Select the lawyer that you trust.

I'm the sole recipient of my late father’s will and I have everything in my name alone, including the my former home in Suffolk. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be regarded the same way as if I'd bought the property in December. Will no one buy the property for half a year?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How practical a view mortgage companies take of it, depend on the bank as this provision is principally there to capture subsales or the quick reselling of property.

Is it correct that all Suffolk CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved firms?

A selection of banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

When it comes to lenders such as Clydesdale, do Suffolk lawyers incur a yearly amount to be on the conveyancing panel?

We are not aware of any lender fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

About to purchase a new build flat in Suffolk. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Suffolk

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan.

Am I right to be wary about third parties that I am dealing with are suggesting an internet conveyancing firm as opposed to a High Street Suffolk conveyancing company?

As with lots of professional services, often input from relatives can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing transaction; estate agents, mortgage brokers and banks might all put forward solicitors to select. On occasion these lawyers might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You have the right to select your own conveyancer. However, bear in mind that some banks have an approved list of solicitors you must use for the mortgage aspect of your house move.

My wife and I have an offer in principle from Bank of Ireland who said that they will loan up to £117k. At what point do I need to appoint a practitioner for conveyancing? Suffolk is where we plan to move to.

It would be wise to appoint a conveyancer now so that the property lawyer can open the ledger so they can do the AML checks etc. If and when you wish them to commence work you will be asked for a deposit usually approximately £200. That should normally be once you have the loan offer from your lender and survey results, nevertheless if you wish to expedite matters you can start sooner albeit risking some money.