As someone unfamiliar with the Hadleigh conveyancing process what’s your top tip you can give me concerning the legal transfer of property in Hadleigh

You may not hear this from too many lawyers but conveyancing in Hadleigh and elsewhere in Suffolk is an adversarial experience. In other words, when it comes to conveyancing there is lots of opportunity for friction between you and others involved in the ownership transfer. E.g., the seller, property agent and on occasion your lender. Appointing a solicitor for your conveyancing in Hadleigh is a critical decision as your conveyancer is your adviser, and is the ONE person in the process whose role it is to protect your best interests and to protect you.

Every so often a third party with a vested interest may attempt to convince you that it is in your interests to do things their way. For instance, the estate agent may claim to be helping by suggesting your solicitor is slow. Or your financial adviser may try to convince you to do something that is contrary to your lawyers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

What happens if my solicitor is expelled from the Nationwide Conveyancing panel ahead of completing my conveyancing in Hadleigh?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

My wife and I have a renovated Georgian property in Hadleigh. Conveyancing solicitor represented me and Clydesdale. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hadleigh and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing solicitor who conducted the conveyancing.

I am purchasing my first flat in Hadleigh with the aid of help to buy. The sellers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not disclose to my conveyancer about this side-deal as it could impact my loan with Godiva Mortgages Ltd. Should I keep quiet?.

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 require the services of a lender panel solicitor in Hadleigh. Could you help me?

It is not clear why you need a Hadleigh panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Hadleigh are on their panel . If you do find such a firm in Hadleigh not listed please direct them to our site to list. After all the cost is only one £1 a month