Me and my partner are acquiring a flat in Haverhill. My Solicitor is not listed on the bank conveyancing panel. Am I still permitted to continue with my Haverhill conveyancing solicitor even though they are not on the bank list of approved lawyers?

Various options include

• Proceed with your existing Haverhill but your bank will need to retain a on their approved list. The net result is additional charges and probable delay.
• Appoint a new to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
• Convince your to attempt to join the bank panel

I had intended to instruct a property lawyer in Haverhill for our home move. Our broker informed us that our mortgage lenders won't deal with them. Surely this is unduly restrictive?

Lenders on the whole imposes restrictions either the type or the amount of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the profile of firm, a few banks have decided to limit the amount of solicitor practices they allow to represent them. Be aware that have no responsibility for the quality of advice provided by any member of Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there are mixed opinions concerning the level of solicitor involvement in some of that fraud. Data from the Land Registry indicate that plenty of law firms, including some in or near Haverhill only perform one or two conveyances per annum.

Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who conducted the conveyancing in Haverhill 10 years ago have long since closed. What do I do?

You no longer need to have the physical official documentation to evidence that you are the registered proprietor of land or premises, as the Land Registry have everything they need in a digital format.

I am buying a new build apartment in Haverhill. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Haverhill

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

Over the last few months I have been searching for a ground for flat up to £195,000 and identified one near me in Haverhill I like with a park and railway links in the vicinity, however it's only got 61 years unexpired on the lease. I can't really find anything else in Haverhill in this price bracket, so just wondered if I would be making a grave error buying a short lease?

Should you need a mortgage the remaining unexpired lease term may be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.