AssumingI was to acquire a simple residential housein Norfolk for cash and dispense with a survey and no conveyancing searches how much could I expect to to save on my conveyancing in Norfolk?
The only saving you would make on is the Norfolk conveyancing searches. The conveyancer still got to do everything else - money laundering, communicating with the sellers lawyer, stamp duty submission, register the title etc. A slight saving might be made by not needing to register a charge but it won't be meaningful.
Can you clarify what the consequences are if my solicitor is suspended from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Norfolk?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
How can we tell if a Norfolk conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Norfolk getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your transaction.
I am expecting a AIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Norfolk solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Norfolk solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
The formalities of my purchase has taken place for my property in Norfolk. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Norfolk is where the house is located. What do you suggest?
Flying freeholds in Norfolk are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Norfolk you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Norfolk 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 property.
Is it best to choose a Norfolk conveyancing solicitor in close proximity to the house I am buying? We have a good friend who can deal with the legal work however his firm is located over three hundred miles drive away.
The primary upside of using a high street Norfolk conveyancing firm is that you can drop in to sign documents, hand in your ID and apply pressure on them if necessary. Having local Norfolk know how is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were happy that must surpass using an unfamiliar Norfolk conveyancing solicitor solely due to them being round the corner.
What are the distinct advantages to using a high street lawyer in Norfolk
Plenty of house movers in Norfolk prefer a local conveyancing practitioner so that they can visit in the event that they have problems, and to collect paperwork rather than run the risk of depending on the post.
There is a slight advantage in using a lawyer nearby to a house you are purchasing, due to the familiarity of the area and possible local concerns - however this is moot. Most conveyancers are now online and could be practically anywhere.