There are numerous conveyancing solicitors in Norfolk but how do I know who's good?
We would encourage you not to go for the lowest Norfolk conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I have a mortgage with Yorkshire BS for my property in Norfolk. Conveyancing was finalised some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?
Yorkshire BS must be informed of your intention before renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel solicitor.
Intending to buy a flat in Norfolk. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Norfolk lawyer is on the Virgin Money conveyancing panel.
What will a local search reveal concerning the house I am buying in Norfolk?
Norfolk conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company such as PSG The local search plays a central part in most Norfolk conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who conducted the conveyancing in Norfolk 10 years ago have long since closed. What do I do?
You no longer need to hold title official documentation to establish that you own the land or property, as the Land Registry hold details of all registered land or property electronically.
I'm purchasing my first flat in Norfolk benefiting from help to buy. The sellers refused to reduce the amount so I negotiated 6k of additionals instead. The property agent suggested that I not disclose to my conveyancer about the side-deal as it would adversely affect my mortgage with the bank. 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.
Due to the guidance of my in-laws I had a survey completed on a house in Norfolk ahead of retaining lawyers. I have been told that there is a flying freehold element to the house. The surveyor has said that some banks may refuse to grant a mortgage on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Norfolk. Conveyancing will be smoother if you use a solicitor in Norfolk especially if they are accustomed to such properties in Norfolk.
Planning to exchange soon on a studio apartment in Norfolk. Conveyancing solicitors assured me that they are sending me a report within the next couple of days. What should I be looking out for?
Your report on title for your leasehold conveyancing in Norfolk should include some of the following:
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Changes to the property Rent payments - what is payable and what the invoice dates are, and be on notice if this will change in the future Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? You would want to receive a copy of the lease Details of the parties to the lease, for instance these could be the leaseholder, head lessor, freeholder
Norfolk Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying
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You should be aware that where the lease has no more than 80 years it will impact the salability of the apartment. Check with your lender that they are willing to to proceed given the lease term. A short lease means that you will probably have to extend the lease at some point and it is worth finding out what this would cost. Remember, in most cases you would need to own the property for two years in order to be legally able to carry out a lease extension. How many of the leaseholders are in arrears for their service charge payments? The prefered form of lease structure is a share of the freehold. In this situation the leaseholders enjoy being in charge if their destiny and notwithstanding that a managing agent is frequently employed where the building is larger than a house conversion, the managing agent acts for the leaseholders themselves.