My partner’s step-father is a conveyancing practitioner. I am hopeful that I'll be able to get friends and family fee for conveyancing, However if that does not come materialise, what level of fees should I be paying for conveyancing in Norfolk?
You should contrast pricing. Do use our search tool on this site. The prices may contrast greatly but service levels do are distinct between law firms as is the case with the vast majority of professional services.
When does exchange of contracts take place for purchase conveyancing in Norfolk and do I need to be at the solicitors branch?
Where you are near to one of the conveyancing solicitors in Norfolk you are welcome to attend to sign documents. However, the lender approved solicitors we recommend provide countrywide coverage for conveyancing and provide just as detailed and professional a job for you when communicating with you by post or email. The signing of the contract is not the point of no return. Signing on the dotted line is just a prerequisite for the solicitor to address the formalities at the appropriate time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Norfolk)to be in the office available at the end of the phone to exchange contracts.
There is lots of information on this site about conveyancing in Norfolk but can you isolate your top tip for appointing the right conveyancer in Norfolk
It would be unwise to be tempted by 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 go into the conveyancing with your eyes wide open.
I happen to be the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Norfolk. The Norfolk property was put into my name in June. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the house in June. Do I have to wait 6 months to sell?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How sensible a view lenders take of it, depend on the bank as this obligation is chiefly there to pick up on subsales or the flipping of property.
I have paid off my mortgage with Santander. I assume I don't need a Norfolk conveyancer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
My wife and I own a renovated Victorian house in Norfolk. Conveyancing practitioner represented me and TSB. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the exact same property. Is it worth asking TSB to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Norfolk and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing practitioner who conducted the conveyancing.
I have been on the look out for a leasehold apartment up to £305k and found one round the corner in Norfolk I like with a park and transport links in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Norfolk suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage that many years may be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Norfolk and how can your lawyers assist?
The 1954 Act affords a safeguard to business leaseholders, giving them the legal entitlement to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Norfolk