I am need of leasehold conveyancing for a flat in a fairly new development (five years built) in Beccles. Almost all the flats have already been sold. Is it strictly necessary to order local searches for my conveyancing in Beccles?

You are putting yourself at risk in refusing to carrying out Beccles conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would strongly advise in no uncertain terms that your solicitor conducts them. If speed and expenses are top of your issues you should discuss with your lawyer about the options such as indemnity insurance available to you

Do lenders provide you with an approved list of Beccles conveyancing solicitors? How do you know who is on the Principality conveyancing panel?

Beccles conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.

I am buying a new build house in Beccles with a mortgage from Halifax. The sellers would not reduce the price so I negotiated 6k of additionals instead. The sale representative told me not disclose to my solicitor about this extras as it would adversely affect my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have been on the look out for a flat up to £195,000 and identified one near me in Beccles I like with amenity areas and transport links nearby, the downside is that it's only got 52 years on the lease. I can't really find anything else in Beccles for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a mortgage that many years will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

I am looking for a conveyancing practitioner in Beccles for my home move. Is there any facility to see a solicitor's record with the legal regulator?

Anyone may search for published Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training purposes.