I am need of leasehold conveyancing for an apartment in a fairly new development (6 years built) in East Bergholt. Almost all the flats have already been occupied. Do I need carry out the conveyancing searches as part of conveyancing in East Bergholt?

You are taking a significant risk in not carrying out East Bergholt 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 requirement to have them, but we would strongly advise in the strongest possible terms that your solicitor conducts them. If time pressures and cost are top of your issues you should consider with your solicitor about the possibility of search insurance

I have been referred to a conveyancing solicitor in East Bergholt. I I am struggling to find out whether they are on the Accord Mortgages Ltd conveyancing panel. Could you advise?

You should contact the lawyer and ask them if they are on the lender panel. Otherwise you should call Accord Mortgages Ltd who may be able to help.

Will our lawyer be raising enquiries concerning flooding as part of the conveyancing in East Bergholt.

Flooding is a growing risk for lawyers dealing with homes in East Bergholt. Some people will acquire a house in East Bergholt, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, however there are a various searches that may be carried out by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in East Bergholt. The conventional set of information sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to find out if the premises has historically flooded. If flooding has previously occurred which is not notified by the seller, then a purchaser may issue a compensation claim as a result of such an misleading reply. A buyer’s solicitors may also conduct an enviro search. This should higlight whether there is any known flood risk. If so, further investigations should be initiated.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. East Bergholt is the location of the property. Is there any guidance you can give?

Flying freeholds in East Bergholt are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in East Bergholt you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in East Bergholt may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am looking for a conveyancing lawyer in East Bergholt for my purchase. Is it possible to check a solicitor's complaints history with the profession’s regulator?

Anyone can read presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator may recorded call for training purposes.