At what point can the exchange of contracts occur in purchase conveyancing in Cromer and do I need to be at the solicitors office?
Where you are local to one of the conveyancing solicitors in Cromer you are invited in to sign documents. However, the law practices we recommend offer a nationwide conveyancing service and give as equally diligent and professional a job for you when dealing with you by post or email. The signing of the property agreement is not the important part. Signing on the dotted line is just a prerequisite for the conveyancer to officially exchange at the suitable time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Cromer)to be in the office available at the end of the phone to exchange contracts.
I am considering applying for a Nationwide mortgage for purchase of a new build (under development) in Cromer with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?
There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am aiming to move home in March. Does my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you suggest a removal company in Cromer. Conveyancing lawyer was organised before I stumbled across this site.
On the afternoon of completion you can pick up the house keys from the estate agent but this should only occur once the vendors conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. After that you should inform the removal men that they can start moving you in. We do not recommend a particular removal company but can help you find a residential property solicitor in Cromer or a solicitor with expertise in conveyancing in Cromer.
I am selling my house. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, TSB are being difficult. The Cromer solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My offer was accepted on a house in Cromer on 21/10/2025, valuation was booked five days after, all came back fine. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
Just acquired a terraced house in Cromer , What is the estimated time for the Land Registry to register the transfer to my name? My Cromer conveyancing solicitor has been painfully slow, so I want to check the post completion formalities are addressed.
There is nothing unique when it comes to conveyancing in Cromer registration formalities. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether it is in order and if the Land registry communicate with any third persons or bodies. As of today roughly 80% of such applications are fully dealt with in less than three weeks but occasionally there can be protracted hold-ups. Registration is effected after the purchaser has moved in to the property thus an expedited registration is not always top priority yet if there is a degree of urgency associated with the registration then you or your lawyers can contact the land registry and explain the circumstances.
How simple is it to switch firm as I have to appoint one who is on the Leeds Building Society conveyancing panel. I hired a high street conveyancing solicitor in Cromer round the corner but he is not approved by Leeds Building Society
It would be our pleasure to assist you select a conveyancing solicitor in Cromer on the Leeds Building Society panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Cromer. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Cromer.
I am attracted to a couple of flats in Cromer which have about 50 years left on the leases. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold apartment in Cromer is a deteriorating asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the salability of the premises. For most purchasers and lenders, leases with under 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Cromer conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I inherited a 2 bed flat in Cromer, conveyancing formalities finalised 7 years ago. How much will my lease extension cost? Equivalent properties in Cromer with over 90 years remaining are worth £175,000. The average or mid-range amount of ground rent is £65 yearly. The lease expires on 21st October 2083
With just 58 years left to run we estimate the price of your lease extension to be between £23,800 and £27,400 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.