As I am unsure how the conveyancing bit works what is the most important piece of guidance you can give me about purchase conveyancing in Beccles?

You may not hear this from too many lawyers but conveyancing in Beccles or throughout Suffolk is often a confrontational process. In other words, when it comes to conveyancing there is lots of opportunity for friction between you and other parties involved in the home moving process. For instance, the vendor, estate agent and on occasion your mortgage company. Appointing a law firm for your conveyancing in Beccles should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose interest is to protect your legal interests and to keep you safe.

On occasion a third party with a vested interest will try and persuade you that it is in your interests to do things their way. For example, the estate agent may claim to be helping by suggesting your lawyer is dragging his heels. Or your mortgage broker may advise you to do take action that is against your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

If you had a top tip for choosing a conveyancing solicitor in Beccles what would it be?

It would be unwise to be seduced by the lowest Beccles conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am the single recipient of my late father’s estate with all property in now in my sole name, including the my former home in Beccles. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be treated the same way as though I had purchased the property in October. Is the property unsalable for six months?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Most banks would take a practical view as this provision chiefly exists to pick up on the purchase and immediately sell or the quick reselling of properties.

I have decided to exercise my right to buy my property in Beccles off the council. I have a mortgage agreed with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Beccles. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

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

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

In my capacity as executor for the estate of my grandfather I am disposing of a house in Cardiff but live in Beccles. My solicitor (approximately 235 kilometers awayneeds me to sign a stat dec prior to completion. Can you recommend a conveyancing solicitor in Beccles to witness this legal document for me?

Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are based in Beccles

I've recently bought a leasehold property in Beccles. Do I have any liability for service charges for periods before completion of my purchase?

In a situation 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. Strange as it may seem, 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).

Leasehold Conveyancing in Beccles - Sample of Questions you should ask before buying

Please tell me if there are any major works anticipated that will likely increase the service charges? It is important to be aware whether redecorating or some other significant cost is coming up to be shared amongst the tenants and will materially impact the level of the maintenance fees or necessitate a specific payment. Many Beccles leasehold apartments will have a service bill for maintenance of the building invoiced on behalf of the management company. Should you purchase the flat you will have to pay this charge, usually quarterly accross the year. This can vary from a couple of hundred pounds to thousands of pounds for large purpose-built buildings. In all likelihood there will be a ground rent to be met yearly, ordinarily this is not a exorbitant sum, say about £25-£75 but you need to check as sometimes it can be many hundreds of pounds.