Me and my partner are about to complete buying a property in Sudbury but as a result of wreckage from a small fire at the property I have was able negotiate recompense from the vendor of £2k taking the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process however UBS are not allowing this. Why were they approached?

Your conveyancing practitioner being on the UBS conveyancing panel is obliged to disclose to UBS of any changes to the sale price. If you were to refuse your lawyer to disclose the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new conveyancer for your conveyancing in Sudbury.

I am buying a terraced house in Sudbury. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Sudbury you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Sudbury.

I am purchasing a new build house in Sudbury with a loan from National Westminster Bank. The developers would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not inform my lawyer about the extras as it could put at risk my mortgage with the bank. Is this normal?.

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

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Sudbury is where the house is located. Is there any advice you can impart?

Flying freeholds in Sudbury are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sudbury you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sudbury may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Me and my wife have just had an offer agreed on a apartment and had an appointment on Wednesday with Leeds Building Society for the mortgage. They warned me that when it comes to selecting a lawyer that if they are not on their approved list of conveyancers then we will have to pay out an additional fee of £200. This is is due to the fact that they will then have to instruct a conveyancer to act on their behalf in addition to the one we appoint for ourselves and we are liable for their costs. I have asked Leeds Building Society to supply me with a list so I can seek quotes only from their approved conveyancers but was told that I need to check with each individual lawyer to see if they are on the panel. What would be the best way of going about this?

Ask Leeds Building Society what their panel criteria is for a conveyancer.Then ask the conveyancing practitioner of your choice whether they meet the criteria and have they acted on mortgages for Leeds Building Society before. If the answer to those is yes, then just clarify this with Leeds Building Society. Alternatively please use our search facility and we may be able to identify a property lawyer in Sudbury on the panel for Leeds Building Society.