My fiance’s dad is a solicitor. I suspect that I'll be able to get mate’s pricing for conveyancing, but if not, what kind of figure should I be expecting for conveyancing in Norfolk?
It’s sensible to look for two or three conveyancing estimates. Make use of our search tool on this page. The charges seem to be different but service levels do differ between conveyancers as is the case with most professions.
I had intended to instruct a conveyancing solicitor in Norfolk for our house purchase. Our broker informed us that our mortgage company The Royal Bank of Scotland won't deal with them. Surely this is unfair competition?
Before the recession most mortgage companies had an appetite for risk which was higher than today. Almost all Norfolk conveyancing firms would have been on most bank panels. The FSA in 2010 completed a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms regarding their operations and their employees and establishing certain criteria such a completing on a minimum volume of conveyancing. Many Norfolk conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Norfolk is amongst the hundreds of areas where the solicitors we list are are authorised to act for The Royal Bank of Scotland.
When it comes to mortgage companies such as Santander, do Norfolk property lawyers face an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being problematic. The Norfolk solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Nationwide have agreed my mortgage in principle, my offer on a house in Norfolk has been agreed to, now what?
The estate agent will want to know who your solicitors are (make sure the solicitors are on the lender’s approved list). Contact Nationwide or the financial adviser and complete any relevant paperwork. Nationwide will sellect a valuer who will get in touch with the selling agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Nationwide will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Norfolk.
I have todayfound out that Wolstenholmes have been shut down. They conducted my conveyancing in Norfolk for a purchase of a freehold house 12 months ago. How can I check that my home is not still registered in the name of the previous owner?
The easiest method to see if the property 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.
Due to the input of my in-laws I had a survey completed on a property in Norfolk prior to retaining conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some lenders tend not give a mortgage on this type of house.
It varies from the lender to lender. Santander has different requirements for example to Nationwide. Should you wish to telephone us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Norfolk. Conveyancing may be slightly more expensive based on your lender's requirements.
I have just started marketing my ground floor apartment in Norfolk. Conveyancing solicitors are to be appointed soon, however I have recently received a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?
It best that you pay the maintenance contribution as normal as all ground rent and service payments should be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Norfolk Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
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Make sure you enquire if the the lease includes any onerous restrictions in the lease. For example it is fairly common in Norfolk leases that pets are not allowed in certain buildings in Norfolk. If you love the apartmentin Norfolk yet your cat can’t move with you then you will be presented with a difficult choice. How many of the leaseholders are in arrears for their service charge payments? Most Norfolk leasehold apartments will incur a service bill for maintenance of the building invoiced on behalf of the landlord. Where you purchase the apartment you will have to pay this liability, usually periodically throughout the year. This could vary from a few hundred pounds to thousands of pounds for bigger purpose-built blocks. In all likelihood there will be a ground rent to be met yearly, ordinarily this is not a significant figure, say approximately £50-£100 but you should to enquire as on occasion it could be many hundreds of pounds.