I am not in a position to travel far from Sudbury. Is there a reason why all Sudbury conveyancing practitioners aren't automatically on all lender panels?

A decade ago most lenders had an attitude to risk which is different than today. The Financial Services Authority in 2010 instigated a thematic review into property fraud which in summary warned lenders: know the lawyers on your panel. Consequently, banks have subsequently soughtmore data from law firms about their processes and the individuals who work for them and set certain criteria such as completing a minimum amount of transactions. Thousands of firms have been removed from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the criteria of amount of transactions the lenders set.

Why do I have to pay up front for my conveyancing in Sudbury?

If you are buying a property in Sudbury your lawyer will ask you put them with funds to cover the the cost of the conveyancing searches. Generally this is requested to cover the fees of the conveyancing searches. If any deposit is payable against the purchase price then this should be needed immediately ahead of exchange of contracts. Any further balance that is due should be transferred shortly before completion.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Sudbury. Conveyancing is necessary evil 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 legal work.

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

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 Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Please confirm the Lease plans are surveyor prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

My husband and I are new to the buying process - had an offer accepted, but the selling agent told us that the owners will only issue a contract if we instruct their preferred lawyers as they want a ‘quick sale’. We would rather use a family solicitor accustomed to conveyancing in Sudbury

We suspect that the owner is not behind this demand. If they desire ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to appoint your preferred Sudbury conveyancing solicitors - not the ones that will provide their negotiator at the agency a kickback or meet his conveyancing thresholds demanded by corporate headquarters.

What can I do to determine who owns a house in Sudbury?

Provided the property is recorded at the Land Registry, and you have the specifics of the location of the premises, you will be able to see results from the the Land Registry of the recorded owner for a a minimal charge.