I am in the process of selling my ground floor flat in Debenham and the EA has just e-mailed to warn that the purchasers are appointing a new conveyancer. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their approved list. On what basis would a big named mortgage company only deal with certain solicitors rather the firm that they want to select for their conveyancing in Debenham ?

Mortgage companies have always had panels of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Banks point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.

I have given 8 weeks notice to my current landlord and must leave my let out property in Debenham by 17/10/2025. Conveyancing on my purchase has just started. Is it possible to complete in 5 weeks as don't want to have to move into short term accommodation?

The normal practice is not to give notice for your lease unless your lawyer suggests that you should. Assuming that you have not previously done so, notify to your conveyancer and request that they seek the assistance the sellers solicitors, try to an acceptable time-line that everyone will work towards

I am purchasing a right to buy a flat in Debenham. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Debenham you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Debenham.

I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Debenham I like with a park and station in the vicinity, the downside is that it only has 52 years on the lease. There is not much else in Debenham for this price, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a home loan the shortness of the lease may be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.

In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Debenham and how can your lawyers assist?

The particular law that you refer to affords security of tenure to commercial lessees, giving them the right to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and assist with commercial conveyancing in Debenham