How up to date is your database of Bungay solicitors on the UBS conveyancing panel? Do UBS send you an updated list?

Bungay conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.

Have just purchased a repossessed house at auction in Bungay. Conveyancing is needed. What happens now?

Now that you are exchanged you will need to instruct a conveyancing solicitor soon as you are faced with a tight a fixed date to complete the deal. Every auction property will have a bespoke legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You should hand this to the solicitor working for you at the earliest opportunity. You also need to ensure that you have funds in order to complete the transaction on the set completion date.

We have agreed to purchase a house in Bungay. One unusual aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Principality your lawyer must check the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Principality where a lease does not meet these requirements. The provisions relate to the installation of panels on properties nationwide and is not restricted to Bungay.

After weeks of negotiation I have agreed a price on a house in Bungay. My mortgage broker suggested a lawyer. I paid an upfront payment of £225. Shortly after, the conveyancing practitioner contacted me to say that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I'm buying my first flat in Bungay with the aid of help to buy. The builders refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not reveal to my solicitor about the extras as it could jeopardize my mortgage with Barnsley Building Society. Do I keep my lawyer in the dark?.

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.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Bungay is where the house is located. What do you suggest?

Flying freeholds in Bungay are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bungay you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bungay may decide 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 property.

I'm refinancing my current house to a buy to let mortgage with Yorkshire Building Society and intend to use the remaining equity towards another house. The neighborhood we are interested in is Bungay. Will your conveyancers be able to act for the two banks and tie in the transactions?

Make use of our search tool on this site to ensure that the solicitors are on the relevant lender panels. On the basis that they are the conveyancer should be able to tie up the two deals but you should have a chat with you solicitor and communicate your desired outcome and needs.