It is is a decade since I acquired my property in Lavenham. Conveyancing lawyers have now been appointed on the sale but I am unable to locate my title deeds. Is this a problem?

You need not be too concerned. First there is a chance that the deeds will be kept by your lender or they may be in the possession of the lawyers who handled the purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in Lavenham involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.

I'm buying a new build house in Lavenham with the aid of help to buy. The developers refused to budge the price so I negotiated 6k of additionals instead. The sale representative suggested that I not to tell my conveyancer about the extras as it will adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

My uncle has urged me to instruct his conveyancing solicitors in Lavenham. Should I find my own property lawyer?

No doubt the ideal way to select a conveyancing lawyer is to seek referrals from friends or relatives who have actually previously instructed the firm you're considering.

What makes a Lavenham lease unacceptable for security purposes?

Leasehold conveyancing in Lavenham is not unique. All leases are unique and drafting errors can sometimes mean that certain provisions are wrong. The following missing provisions could result in a defective lease:

A provision to repair to or maintain elements of the building Maintenance charge proportions which don’t add up to the correct percentage

You may encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Leeds Building Society, and Platform Home Loans Ltd all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the buyer to pull out.

I bought a 2 bed flat in Lavenham, conveyancing formalities finalised September 2009. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Lavenham with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ceases on 21st October 2102

With only 78 years left to run the likely cost is going to span between £7,600 and £8,800 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

I am in the market for an affordable conveyancing lawyer in Lavenham to buy a home. I I am fearful of by bill escalating out of control but with so many Lavenham conveyancing organisations out there...who's the best?

Where you’ve never used a property lawyer previously, a personal recommendation from relatives or friends is a great place to start and is often the best barometer of quality. Alternatively, take a look at the client references viewable on your solicitor’s website or use our search tool to select a conveyancing solicitor in Lavenham.