I am expecting a mortgage offer from Santander. I intend to instruct a Licensed Conveyancer in Framlingham. Does the Santander Conveyancing panel include conveyancers regulated by the CLC?

The Santander conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

2 months have elapsed since my purchase conveyancing in Framlingham concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. 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 residence 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.

Just had an offer accepted on a new build flat in Framlingham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Framlingham

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Framlingham is the location of the property. What do you suggest?

Flying freeholds in Framlingham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Framlingham you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Framlingham 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 premises.

Should I go with a Framlingham conveyancing lawyer based in the vicinity that I am purchasing? I have an old university friend who can carry out the legal work but they are based 400miles away.

The benefit of a high street Framlingham conveyancing practice is that you can attend the office to sign documents, present your ID and pester them if necessary. They will also have local knowledge which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and they were happy that should outweigh using an unfamiliar Framlingham conveyancing solicitor just because they are local.