We just had an offer accepted to buy with Melton Mowbray Building Society. I went into a couple of local companies yet am unable to find a Swaffham conveyancing firm on the Melton Mowbray Building Society panel. Could you help?

You should take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the lender and type Swaffham or your location and you will see numerous conveyancers offices in Swaffham or nearest you.

I am expecting a OIP from Principality this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Swaffham solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?

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

I am currently in the process of buying my council flat in Swaffham. I have a mortgage offer with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

The formalities of my remortgage has taken place for my property in Swaffham. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Just had an offer accepted on a new build flat in Swaffham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Swaffham

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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I decided to have a survey done on a house in Swaffham prior to instructing solicitors. I have been told that there is a flying freehold element to the property. My surveyor advised that some lenders tend refuse to issue a loan on a flying freehold premises.

It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Swaffham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Swaffham to see if the conveyancing costs will increase in light of this.

I am a couple of weeks into a freehold purchase having been recommend to a firm by the local agent to do our conveyancing in Swaffham. I am not happy. Could you you assist me in finding new lawyers?

A conveyancer would have to be really poor in order to consider replacing them. Has your loan offer been issued? In the event that it has you need to inform them of the new contact details and ensure the offer are issued to the new lawyers. Your new solicitor ideally should be on the mortgage company panel to avoid escalating expenses and frustration. That should be your first question of the new solicitors. Our find a solicitor tool can help you find a bank approved lawyer for your conveyancing in Swaffham