Am I correct in assuming that the fact that my conveyancer in Needham Market is not listed on my lender's solicitor panel that there is a problem with the standard of his work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Needham Market conveyancing practice and ask them why they are no longer on the approved list for your lender.

Can the conveyancing practitioners identified via your search tool carry out auction conveyancing in Needham Market?

We know of a few auction solicitors we can connect you with those specialising in auction conveyancing. Needham Market is one of hundreds of areas of in which our lawyers cover.

I am assisting my aunt sell her flat in Needham Market. Will the conveyancer arrange the energy assessment or do I organise this?

After the abolition of HIPs, energy performance certificates remained a mandatory component of moving property. An energy assessment should be to hand in advance of the property being put on the market. It is not a task that law firms ordinarily organise. Where you are instructing a Needham Market conveyancing solicitor they may help arrange energy assessments due to their contacts with reputable Needham Market energy assessors

This question may be naive but I am unseasoned as a first time buyer of a two bedroom flat in Needham Market. Do I collect the keys to the property on completion from my conveyancer? If so, I will instruct a local conveyancing solicitor in Needham Market?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.

At last I have had an offer on an apartment in Needham Market accepted, the vendors do however have a connected purchase. The owners have offered on on an apartment, but it’s not yet agreed to, and are looking at other flats in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Needham Market. What do I do now? At what stage do I apply for the mortgage with Virgin Money?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Needham Market conveyancing search fees, etc). The first thing to do is ensure that your property lawyer is on the Virgin Money approved list. As to the subsequent stages this very much depends on the specifics of your case, desire for the property and on the state of the market. In a hot market some purchasers would apply for a home loan with Virgin Money and arrange for the valuation and only if it comes back ok would they pay their property lawyer to proceed with searches.

Should our conveyancer be raising enquiries concerning flooding as part of the conveyancing in Needham Market.

Flooding is a growing risk for lawyers dealing with homes in Needham Market. Plenty of people will buy a house in Needham Market, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, however there are a various checks that can be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Needham Market. The conventional set of property information forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to find out if the premises has historically flooded. If the residence has been flooded in past which is not revealed by the seller, then a buyer could issue a legal claim for losses as a result of such an inaccurate answer. The buyer’s solicitors should also commission an environmental report. This will indicate whether there is any known flood risk. If so, additional investigations will need to be conducted.

About to purchase a new build apartment in Needham Market. Conveyancing is necessary evil 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.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Needham Market

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.