I am not in a position to travel far from Norfolk. What is the rationale as to why all Norfolk conveyancers are not on all bank panels?
Mortgage companies point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. It resulted in lenders culling less reputable firms from their books of approved conveyancers .
Last February we completed a house move in Norfolk. We have noticed several issues with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been conducted for conveyancing in Norfolk?
The query is vague as to the nature of the problems and if they are specific to conveyancing in Norfolk. Conveyancing searches and investigations undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, the vendor completes a questionnaire referred to as a Seller’s Property Information Form. answers provided is inaccurate, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Norfolk.
My wife and I are close to exchanging contracts on the sale of our house in Norfolk and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Norfolk. Having lived in Norfolk for 4 years we know of no issue. Do we contact our local Authority to get clarification need.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I opted to have a survey carried out on a property in Norfolk in advance of retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some banks tend not issue a loan on this type of premises.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. 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 will be more expensive.
In my capacity as executor for the estate of my grandfather I am selling a residence in Cardiff but live in Norfolk. My lawyer (who is 250 kilometers from merequires that I execute a stat dec ahead of completion. Can you recommend a conveyancing lawyer in Norfolk who can witness and place their company stamp on the document?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are located in Norfolk
Do you have any top tips for leasehold conveyancing in Norfolk from the perspective of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Norfolk can be bypassed if you appoint lawyers the minute you market your property and ask them to collate the leasehold information which will be required by the purchasers’ representatives. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Norfolk leases often stipulate that internal structural alterations or addition of wooden flooring require a licence from the Landlord approving such alterations. Where you dont have the approvals in place you should not contact the landlord without checking with your lawyer in advance. If there is a history of any disputes with your landlord or managing agents it is essential that these are settled before the property is marketed. The purchasers and their solicitors will be warry about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to present the dispute as over as opposed to ongoing. If you are supposed to have a share in the Management Company, you should ensure that you are holding the original share document. Arranging a new share certificate is often a lengthy formality and frustrates many a Norfolk home move. Where a duplicate share is necessary, do contact the company officers or managing agents (if relevant) for this sooner rather than later.
Norfolk Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
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Generally speaking the cost for major works are not included within service charges, albeit that a few managing agents in Norfolk require tenants to pay into a reserve fund and this is used to offset against major works. What prohibitions exist in the Norfolk Lease? Its a good idea to find out as much as you can concerning the managing agents as they can either make your living at the property much simpler or a lot more difficult. As the owner of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to practical matters like the cleanliness of the communal areas. Ask prospective neighbours what they think of them. In conclusion, investigate as to the dates that you are obliged pay the maintenance charge to the managing agents and precisely what it includes.