We are buying a house and require a conveyancing solicitor in Long Melford who is on the Lloyds approved panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Long Melford.

Is there a list of Santander panel solicitors in Long Melford on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of banks make their panel listings available online. If you are looking for a Long Melford conveyancer on the Santander please make the most of our tool.

I am expecting a OIP from HSBC 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 HSBC recommend any Long Melford solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?

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

Planning on purchasing a house in Long Melford. 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 Co-operative 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 Long Melford conveyancer is on the Co-operative conveyancing panel.

In what way can the Landlord & Tenant Act 1954 affect my business property in Long Melford and how can your lawyers assist?

The 1954 Act affords a safeguard to commercial tenants, granting the dueness to make a request to court for a new tenancy and continue in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Long Melford is one of our many locations in which the firms we work with are based

We're new on the property ladder - had an offer accepted, yet the estate agent told us that the owners will only issue a contract if we use the agent's preferred solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Long Melford

We suspect that the owner is not behind this ultimatum. Should the seller desire ‘a quick sale', alienating a genuine buyer is counter productive. Bypass the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you will continue to use your preferred Long Melford conveyancing lawyers - rather thanthe ones that will earn their negotiator at the agency a referral fee or achieve conveyancing targets set by head office.

Estate agents have just been given the go-ahead to market my garden flat in Long Melford. Conveyancing lawyers have not yet been instructed, however I have recently received a quarterly maintenance charge invoice – Do I pay up?

It best that you pay the maintenance contribution as normal as all rents and maintenance invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless 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 inherited a 1 bedroom flat in Long Melford, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Long Melford with over 90 years remaining are worth £176,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2104

You have 80 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to 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.