Are the Lavenham conveyancing solicitors identified as being on the HSBC conveyancing panel, together with their details provided by HSBC?
Lavenham conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would much rather use a Lavenham based conveyancing firm?
You should check but the chances are that give you one of their panel conveyancers should you want the "fee-free" offer. Call the lender and check if they make available a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Lavenham.
We are selling our house in Lavenham and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Lavenham conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used a web based conveyancing firm rather than a conveyancing solicitor in Lavenham. Having lived in Lavenham for six years we know of no issue. Do we get in touch with our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
How does conveyancing in Lavenham differ for newly converted properties?
Most buyers of new build residence in Lavenham contact us having been asked by the developer to sign contracts and commit to the purchase even before the premises is constructed. This is because developers in Lavenham typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Lavenham or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Lavenham is where the house is located. What do you suggest?
Flying freeholds in Lavenham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lavenham you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lavenham may determine 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.
Should one remove a deceased person's details from the title deeds for a house in Lavenham?
If a Lavenham property is co-owned and one of the proprietors dies, the name will not immediately be removed from the Land Registry title. You are not required to amend the title as when it comes to a disposal your lawyer would just be asked to supply proof as to the reason the joint owner is not a party to the contract, ordinarily this takes the form of the probate documents.
With the aim of making things smoother in the future you may apply to have the deceased person removed from the title by applying to the land registry with evidence of the death. There is no land registry fee payable.