My husband and I are purchasing a 2 bedroom flat in Eye with a mortgage. We would like to retain our Eye solicitor, but the lender says he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Eye lawyer as well as pay for one of their panel firms to represent them. This seems very unfair; are we not able to require that the bank use our Eye lawyer ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Eye conveyancing lawyer to apply to be on the conveyancing panel.

When can the exchange of contracts happen for residential conveyancing in Eye and do I need to attend the conveyancers office?

If you are in close proximity to our conveyancing solicitors in Eye you are invited in to sign contracts. However, the lender approved solicitors we recommend offer countrywide coverage for conveyancing and give as equally diligent and professional a job for you when communicating with you digitally. The signing of the contract is not when everything is set in stone. A signed contract simply enables the solicitor to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Eye)to be in the office at the appropriate time.

We are purchasing a property and the conveyancer has mentioned Chancel Repair to which the house may be liable given it’s proximity to the area of such a church. She has suggested insurance. Is this really necessary for conveyancing in Eye

Unless a prior purchase of the property took place after 12 October 2013 you can assume that solicitors delivering conveyancing in Eye to remain recommending a chancel search and or chancel repair liability insurance.

I'm buying my first flat in Eye with a loan from Britannia. The sellers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The property agent told me not to tell my solicitor about the side-deal as it would jeopardize my loan with Britannia. Is this normal?.

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.

Do you have any top tips for leasehold conveyancing in Eye with the aim of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Eye can be reduced where you get in touch lawyers as soon as you market your property and request that they start to put together the leasehold information which will be required by the purchasers’ lawyers.
The majority of freeholders or managing agents in Eye levy fees for supplying management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Eye. You believe that you know the number of years left on your lease but it would be wise to verify this by asking your solicitors. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the remaining number of years is below 75 years. In the circumstances it is essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If there is a history of any disputes with your landlord or managing agents it is very important that these are resolved prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a property where a dispute is ongoing. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as historic as opposed to unresolved. A minority of Eye leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.

Eye Leasehold Conveyancing - Examples of Queries Prior to buying

Please note if it is no more than 80 years it will affect the marketability of the property. Check with your bank that they are willing to lend given the lease term. A short lease means that you will most likely need a lease extension at some point and you need to have some idea of how much this will be. For most Eyelease extensions you will be be obliged to have owned the residence for two years before you are legally able to extend the lease. What is the the remaining lease term? It would be a good idea to discover if the the lease includes any adverse restrictions in the lease. For example some leases prohibit pets being permitted in in a block in Eye. If you like the flatin Eye however your dog can’t move with you then you have a very hard compromise.