Please could you recommend a Aldermore sanctioned Norfolk conveyancing conveyancer who can have us moved in within two weeks? Would it be better to use a local Norfolk conveyancer or a factory type firm?
We can recommend some very good Norfolk conveyancing firms. You can also walk up the main road in Norfolk. Go in to two or three law practices and request to see a conveyancing solicitor for a quote. Mention your requirements together with your reasons and ask for an assurance on speed. Choose the one that appears most efficient.
As someone clueless as to conveyancing in Norfolk what’s your top tip you can impart concerning the ownership transfer in Norfolk
You may not hear this from too many lawyers but conveyancing in Norfolk and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and other parties involved in the ownership transfer. For example, the seller, estate agent and sometimes a lender. Selecting a lawyer for your conveyancing in Norfolk an important selection as your conveyancer is your adviser, and is the SOLE person in the transaction whose responsibility is to look after your legal interests and to keep you safe.
On occasion a third party with a vested interest will attempt to sway you that you should follow their advice. As an example, the estate agent may claim to be assisting by claiming that your solicitor is wrong. Or your mortgage broker may advise you to do something that is contrary to your lawyers advice. You should always trust your lawyer above all other parties in the conveyancing process.
3 months have elapsed following my purchase conveyancing in Norfolk concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying my first flat in Norfolk with the aid of help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not inform my solicitor about this deal as it would jeopardize my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Norfolk and how can your lawyers assist?
The particular law that you refer to affords security of tenure to commercial lessees, granting the legal entitlement to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Norfolk is one of our many areas of the UK in which the firms we work with are based
I only have Sixty One years unexpired on my lease in Norfolk. I now want to get lease extension but my freeholder is missing. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you have used your best endeavours to locate the lessor. For most situations a specialist should be useful to try and locate and prepare a report which can be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to devolving into the landlord’s absence and the application to the County Court covering Norfolk.
I inherited a ground floor flat in Norfolk, conveyancing having been completed in 1998. Can you work out an approximate cost of a lease extension? Corresponding properties in Norfolk with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2100
You have 75 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.