I was told recently by my estate agent that my Norfolk solicitor is not on the mortgage company Solicitor panel. How can I check?
The sensible course of action for you to take is to call your Norfolk conveyancer. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
The deeds to my house can not be found. The conveyancers who did the conveyancing in Norfolk 5 years ago no longer exist. What are my options?
You no longer need to hold title deeds to prove you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.
Due to the input of my in-laws I had a survey completed on a property in Norfolk before instructing lawyers. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some lenders will not give a loan on such a home.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Norfolk. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Norfolk to see if the conveyancing costs will increase in light of this.
My father has recommend that I use his conveyancers in Norfolk. Should I find my own solicitor?
No doubt the ideal way to find a conveyancing solicitor is to have guidance from friends or family who have actually previously instructed the conveyancer you're are thinking of instructing.
I am a negotiator for a long established estate agent office in Norfolk where we have witnessed a number of flat sales put at risk as a result of leases having less than 80 years remaining. I have been given contradictory information from local Norfolk conveyancing firms. Please can you confirm whether the vendor of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Norfolk Leasehold Conveyancing - Sample of Questions you should ask before Purchasing
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It would be a good idea to investigate if the the lease contains any onerous restrictions in the lease. By way of example it is fairly common in Norfolk leases that pets are not allowed in in a block in Norfolk. If you like the propertyin Norfolk yet your cat can’t move with you then you will be presented with a difficult choice. Please note that where the lease has less than eighty years it will affect the value of the flat. Check with your bank that they are content with the length of the lease. Leases with less than 80 years remaining means that you will almost definitely require a lease extension sooner rather than later and it is worth finding out what this will be. For most Norfolklease extensions you will be be obliged to have been the owner of the premises for a couple of years in order to be entitled to extend the lease. Most Norfolk leasehold apartments will have a service bill for maintenance of the block invoiced by the landlord. Should you acquire the apartment you will have to pay this contribution, normally quarterly throughout the year. This may differ from a few hundred pounds to thousands of pounds for large purpose-built blocks. In all likelihood there will be a rentcharge for you to pay annual, normally this is not a large sum, say around £25-£75 but you need to enquire it because sometimes it could be surprisingly expensive.
It has taken forever and a day but a mortgage offer from a mortgage company for the remortgage of my 4 bedroom apartment is to be issued any day now. Are you able to recommend a cheap remortgage conveyancing law firm in Norfolk ?
This site is not designed to help in pursuit of the cheapest conveyancing in Norfolk. Our intention is to offer value for money conveyancing but we do not advertise as being the cheapest. Do not be fooled by brokers offering £99 conveyancing in Norfolk.In your best case scenario, in opting for cheap conveyancing, you will get what you pay for and at worst you will end up being stung for extras and still not get the service required.