I am in need of a conveyancer. Should I go for for an internet conveyancer or a high street Sprowston conveyancing lawyer?
In the main conveyancing lawyers in your area will enjoy excellent connections with your local authority, which could help with your Sprowston conveyancing searches that your solicitor will inevitably need. It can only help if they enjoy good connections with the Local Land Registry Office your area Sprowston, other property lawyers in the neighbourhood and Sprowston Estate Agents.
I am buying a detached bungalow in Sprowston. The intention is to carry out an extension to the side at the property.Will legal work on the property involve investigations to ascertain if these works are allowed?
Your conveyancer will check the deeds as conveyancing in Sprowston will sometimes reveal restrictions in the title documents which prevent categories of changes or need the consent of a 3rd party. Some additions need local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.
How can we tell if a Sprowston conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Sprowston seeking recommendations is a sensible starting point. 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 advise that you speak with the lawyer handling your conveyancing.
I have decided to exercise my right to buy my property in Sprowston off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
My relative advised me that if I am buying in Sprowston I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Sprowston conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Sprowston around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Sprowston.
I used Wolstenholmes several years ago for my conveyancing in Sprowston. Now, I need my documents however the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Sprowston of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey completed on a house in Sprowston in advance of appointing lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some banks tend not give a loan on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Sprowston. Conveyancing will be smoother if you use a solicitor in Sprowston especially if they regularly deal with such properties in Sprowston.
Our conveyancer in Sprowston has identified a a problem with the lease for the flat we are buying in Sprowston. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer has advised that as he is on the lender conveyancing panel he must be satisfied that the lender is happy with this solution. Who is the client here, us or the mortgage company?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.