I am not in a position to travel far from Aldeburgh. Please explain the reason why all Aldeburgh property lawyers aren't included on all lender panels?
A decade ago most banks exhibited an attitude to risk which is different than today. The Financial Services Authority in 2010 instigated a thematic review into mortgage fraud which concluded: know the property lawyers on your panel. Accordingly, lenders have since looked to extract more information from law firms about their operations and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Thousands of law practices have found themselves excluded from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the criteria of amount of transactions the mortgage companies insisted on.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Aldeburgh. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 16/4/2025, the requirements read as follows :
I am expecting a AIP from HSBC this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Aldeburgh solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Aldeburgh solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Aldeburgh solicitor on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Aldeburgh off the council. I have a mortgage offer with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
About to purchase a new build apartment in Aldeburgh. Conveyancing is a frightening process 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 conveyancing.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Aldeburgh
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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. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.
In what way can the Landlord & Tenant Act 1954 affect my business offices in Aldeburgh and how can your lawyers assist?
The 1954 Act affords security of tenure to commercial tenants, granting the dueness to make a request to court for a renewal tenancy and continue in occupation when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Aldeburgh
My partner has urged me to instruct his conveyancers in Aldeburgh. Should I find my own property lawyer?
No doubt it’s preferable to find a conveyancing solicitor is to get feedback from friends or relatives who have actually used the solicitor you're considering.