My solicitor has discovered a a problem with the lease for the apartment we are purchasing in Norfolk. The seller’s lawyers have offered title insurance as a workaround. We are content with insurance and will pay for it. Our lawyer says that he must be satisfied that the lender is content with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
What is the first thing I need to know regarding purchase conveyancing in Norfolk?
Not many law firms or advisers will tell you this but conveyancing in Norfolk and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there exists an abundance of room for conflict between you and other parties involved in the transaction. For example, the seller, estate agent and on occasion a mortgage company. Appointing a solicitor for your conveyancing in Norfolk should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the legal process whose responsibility is to act in your legal interests and to protect you.
There is a definite emergence in the "blame" culture- someone must be at fault for the process taking so long. We recommend that you your first instinct should be to trust your lawyer ahead of all other players in the home moving process.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Norfolk. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 21/5/2025, the requirements read as follows :
What will a local search reveal concerning the property we're purchasing in Norfolk?
Norfolk conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company such as PSG The local search is essential in every Norfolk conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search should supply data on, amongst other things, details on planning applications applicable 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 13 topic headings.
I have justfound out that Wolstenholmes have been shut down. They conducted my conveyancing in Norfolk for a purchase of a freehold house 9 months ago. How can I be sure that my home is in my name in the name of the previous owner?
The easiest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Norfolk conveyancing specialists.
In my capacity as executor for the estate of my aunt I am selling a house in Cardiff but reside in Norfolk. My solicitor (based 235 kilometers awayhas requested that I execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing solicitor in Norfolk who can witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Norfolk based