I instructed a Saxmundham based solicitor for my conveyancing in Saxmundham today. Reviewing the small print it is apparent thatwe are responsible for costs even if our purchase doesn't happen. Would I be best advised to appoint a web based conveyancing company promoting no completion no charge conveyancing in Saxmundham?
It is usually a trade off in that if "No Completion No Fee" is available then the fee levels will tend to be be uplifted to neutralise those cases that fail to complete. Dont forget that these promotions tend not to protect you from expenses by way of example Saxmundham conveyancing search charges.
As someone unfamiliar with the Saxmundham conveyancing process what is your top tip you can give me for the ownership transfer in Saxmundham
Not many law firms or advisers will tell you this but conveyancing in Saxmundham and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of opportunity for friction between you and others involved in the legal transfer of property. For example, the vendor, property agent and on occasion your mortgage company. Appointing a law firm for your conveyancing in Saxmundham is a critical decision as your conveyancer is your adviser, and is the ONLY party in the transaction whose responsibility is to look after your best interests and to protect you.
Sometimes a third party with a vested interest will try and sway you that you should follow their advice. For instance, the property agent may claim to be assisting by suggesting your conveyancer is dragging his heels. Or your financial adviser may tell you to do take action that is against your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
Have just purchased a probate house at auction in Saxmundham. Conveyancing is needed. What is next?
Given that you are now for in every practical sense signed on the dotted line you will need to hire the services of a conveyancing lawyer as a matter of urgency as you are faced with a fast approaching deadline in which to complete the property. An auction property will ordinarily have a corresponding auction set of papers. This will likely include evidence of title and search results. In the case of leasehold property the conveyancing papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You should give this to the conveyancer instructed by you ASAP. You also need to ensure that you have funds in order to complete on the on the contractual date .
Two weeks ago we had a mortgage agreed in principle with Bank of Ireland. Saxmundham conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
Some lenders take longer than others. Have Bank of Ireland done the survey? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
My offer was accepted on a house in Saxmundham on 28/8/2025, valuation was booked 2 days after, received a clean bill of health. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Are Kent Reliance entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
I'm buying a new build house in Saxmundham benefiting from help to buy. The builders refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not inform my lawyer about this side-deal as it would adversely affect my loan with the lender. 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've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Saxmundham is where the house is located. What do you suggest?
Flying freeholds in Saxmundham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Saxmundham you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Saxmundham 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.
I was recommended by a few estate agents in Saxmundham to find a property lawyer on your site. What’s the financial advantage for Estate Agents to recommend your services over and above a competitor’s?
We refuse to give any financial incentive for directing people our way. We found it would be just too difficult to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.