I have given 2 months notice to my existing landlord and must be out of my let out property in Leiston by 6/3/2026. Conveyancing on my purchase is underway. How realistic is it to complete in 5 weeks as don't want to have to find short term accommodation?
The normal practice is not to provide notice for your lease unless exchange of contracts has taken place. Assuming that you have not already done so, notify to your conveyancer and ask them to they cajole the other lawyers, try to a target completion date that everyone will work towards
Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a two bedroom flat in Leiston. Do I pick up the keys to the premises on completion from my conveyancer? If so, I will find a High Street conveyancing solicitor in Leiston?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the owner’s conveyancers, and once they have received this, you should be called to receive the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
Two weeks ago we had a mortgage agreed in principle with Skipton. Leiston conveyancing practitioners are appointed. What is the average time that one could expect to receive a mortgage offer from Skipton?
There is no definitive answer here. Have Skipton completed the survey? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Leiston bank branch on a couple of occasions and was reassured it wasn't a problem and they will lend. My Leiston conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your conveyancer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I used Arc property Solicitors a few years past for my conveyancing in Leiston. Now, I need the documents however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Leiston of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Leiston is the location of the property. Can you shed any light on this issue?
Flying freeholds in Leiston are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Leiston you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Leiston 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 residence.
As co-executor for the estate of my aunt I am disposing of a house in Monmouth but I am based in Leiston. My lawyer (approximately 260 miles from merequires that I execute a stat dec before completion. Could you suggest a conveyancing lawyer in Leiston who can witness this legal document for me?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are based in Leiston
I am contemplating choosing an online solicitor rather than a Leiston conveyancing firm. Should I ‘stay local’?
Various benefits exist in being able to pop in to a local Leiston conveyancing solicitor for instance
- signing documents and and when necessary
- sometimes being able to speak to someone face-to-face can make a huge difference, particularly for more complex conveyancing
- the ability to complain if things go pear-shaped
When comparing estimates, look carefully for hidden extras. The majority decent Leiston high street solicitors give an all-inclusive price. Many online companies appear to offer low cost fees, but have hidden 'extras' in the in the terms and conditions.