My mortgage broker has asked me for my Aldeburgh solicitor’s panel reference for the Lloyds conveyancing panel. Can you suggest how I discover this. I have e-mailed my local Aldeburgh office but they have not responded to me.

Have you tried contacting your Aldeburgh conveyancer about this?. Most Aldeburgh law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

I have recentlydiscovered that Arc property Solicitors have been shut down. They conducted my conveyancing in Aldeburgh for a purchase of a leasehold flat 9 months ago. How can I check that the property is not still registered in the name of the previous owner?

The easiest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Aldeburgh conveyancing specialists.

How does conveyancing in Aldeburgh differ for new build properties?

Most buyers of new build residence in Aldeburgh contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in Aldeburgh typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Aldeburgh or who has acted in the same development.

Can you provide any top tips for leasehold conveyancing in Aldeburgh with the purpose of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Aldeburgh can be avoided if you instruct lawyers as soon as you market your property and request that they start to put together the leasehold information which will be required by the buyers’ solicitors.
Many landlords or managing agents in Aldeburgh charge for providing management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Aldeburgh. If you have the benefit of shareholding in the Management Company, you should ensure that you are holding the original share document. Obtaining a replacement share certificate can be a lengthy process and frustrates many a Aldeburgh conveyancing transaction. If a new share is required, you should approach the company director and secretary or managing agents (if applicable) for this sooner rather than later. Some Aldeburgh leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual 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 solicitors.

I purchased a basement flat in Aldeburgh, conveyancing having been completed in 2009. How much will my lease extension cost? Comparable properties in Aldeburgh with over 90 years remaining are worth £201,000. The ground rent is £45 per annum. The lease ends on 21st October 2088

You have 64 years remaining on your lease we estimate the price of your lease extension to range between £15,200 and £17,600 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.

I am buying a maisonette and cash is in place. I have provided solicitor with two distinct evidence of photo identification, bank statement, numerous utility bills. Now he wants a copy from a probate lawyer stating that the funds are in place and that it has come from inheritance and not dealing E's in Ibiza.

In today’s world you will not be able to complete any Aldeburgh conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Proof of your source of funds is required under Money Laundering laws.