I am buying a property for cash in East Bergholt. I have been residing for the previous dozen years in East Bergholt. Conveyancing searches are expensive. As I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a home loan, then almost all of the East Bergholt conveyancing searches are non-obligatory. Your lawyer will 'advise', no-doubt strongly, that you should have searches carried out, but she is duty bound to take that path of guidance. Do consider; if you are going to dispose of the house at a future date, it could be of interest to your future purchaser what the searches determine. There are plenty of instances where properties with functional issues can still throw up unexpected search results. A competent conveyancing solicitor in East Bergholt should be able to give you some constructive guidance here.

Forgive me if this question is silly but I am new to the house moving as FTB of a garden flat in East Bergholt. Do I pick up the keys to the property on the completion date from my solicitor? If this is the case, I will use a High Street conveyancing solicitor in East Bergholt?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's conveyancers, and once they have received this, you will be called to collect the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.

Are all East Bergholt Conveyancing Quality Solicitors on the Leeds Building Society conveyancing list of approved solicitors?

A selection of banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

When it comes to lenders such as Skipton, do East Bergholt conveyancers incur a yearly amount to be on the list of approved solicitors?

We are not aware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

Will commercial conveyancing searches reveal planned roadworks that may affect a commercial land in East Bergholt?

Its becoming the norm that commercial conveyancing solicitors in East Bergholt will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in East Bergholt. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in East Bergholt.

For each commercial conveyancing transaction in East Bergholt it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to East Bergholt commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in East Bergholt.

It has been three months since my purchase conveyancing in East Bergholt concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

At what stage do I incur stamp duty due for my purchase in East Bergholt?

Most conveyancers will complete a Land Transaction Return Form for you as part of your East Bergholt purchase transaction for you to sign. On completion your conveyancing practitioner will submit the STL Return Form to the Inland Revenue and - as long as they have the funds - discharge any Stamp Duty liability on your behalf.