We previously instructed solicitors with offices in Halesworth on the Bank of Ireland solicitor approved list. They are now charging me a separate sum for the legal aspects of the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?

Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your property lawyer can levy a fee for this. This charge is not dictated by Bank of Ireland but by your Halesworth lawyer. Numerous firms on the Bank of Ireland panel will quote ’dealing with mortgage’ fee and others do not.

I am expecting a OIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Halesworth solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Halesworth solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.

Principality have agreed my home loan in principle, my offer on a flat in Halesworth has been agreed to, now what?

Your estate agent will wish to know who your solicitors are (make sure the property lawyers are on the lender’s approved list). Telephone Principality or the financial adviser and complete any relevant paperwork. Principality will sellect a valuer who will get in contact with the estate agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Principality will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Halesworth.

We are intent on selling our home in Halesworth and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Halesworth conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a web based conveyancing firm rather than a conveyancing solicitor in Halesworth. We have lived in Halesworth for 4 years we know of no issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.

It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

Do I need to be wary that estate agents that I am dealing with are recommending an internet conveyancing firm as opposed to a local Halesworth conveyancing practice?

As is the case with many service providers, often referrals from relatives can be most helpful. Yet there are numerous parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all suggest lawyers to appoint. Sometimes these solicitors might be known to one of the organisations as being good in their field, but sometimes there may be a commercial relationship behind the recommendation. You are at liberty to select your preferred conveyancer. You need to be aware that many mortgage providers have an approved list of lawyers you must use for the lender aspect of your house move.

We're first time buyers - agreed a price, yet the property agent advised that the owners will only go ahead if we use the agent's chosen solicitors as they are insisting on an ‘expedited deal’. We would rather use a local solicitor with experience of conveyancing in Halesworth

It is highly unlikely the owners are behind this. Should the owner require ‘a quick sale', alienating a serious purchaser is going to damage their objectives. Speak to the owners direct and make sure they understand (a)you are genuine purchasers (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you are going to use your own,trusted Halesworth conveyancing lawyers - not the ones that will provide their negotiator at the agency a introducer fee or hit his conveyancing figures demanded by HQ.

I have just started marketing my 2 bed apartment in Halesworth. Conveyancing is yet to be initiated, but I have just had a yearly service charge demand – what should I do?

The sensible thing to do is clear the invoice as normal given that all ground rent and maintenance invoices will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I purchased a garden flat in Halesworth, conveyancing was carried out in 2011. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Halesworth with an extended lease are worth £181,000. The ground rent is £55 charged once a year. The lease terminates on 21st October 2076

With only 51 years unexpired we estimate the price of your lease extension to range between £30,400 and £35,200 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.