I was told recently by my mortgage broker that my Framlingham property lawyer is not on the mortgage company Solicitor panel. What can I do to be certain whether this is indeed the case?

The best course of action for you to take is to call your Framlingham lawyer directly. You lawyer should advise you of the situation. Where they are not on the panel they may be able to suggest a Framlingham conveyancing firm that is on the approved list of lawyers for your lender.

My uncle informed me that in buying a property in Framlingham there could be various restrictions limiting what one can do in terms of external changes to a property. Is this right?

There are anumerous of properties in Framlingham which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Framlingham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Completion of my remortgage has taken place for my property in Framlingham. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

About to purchase house in Framlingham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Framlingham is on the conveyancing panel.

I am purchasing a new build house in Framlingham with a mortgage from . The developers would not budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not inform my solicitor about the extras as it could adversely affect my loan with the lender. 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.

Over the last few months I have been searching for a flat up to £305k and found one close by in Framlingham I like with amenity areas and railway links in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Framlingham suitable, so just wondered if I would be making a grave error buying a short lease?

Should you require a mortgage that many years will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.

As co-executor for the will of my grandmother I am selling a property in Newport but live in Framlingham. My conveyancer (approximately 260 kilometers awayhas requested that I sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Framlingham to witness and place their company stamp on the document?

Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Framlingham based