I instructed a Yarmouth based firm for our conveyancing in Yarmouth yesterday. Looking through the Ts and Cs it is apparent thatI am liable for charges even if the dealdoes not happen. Should I ditch them and select an on-line conveyancing company promoting no-sale-no-fee conveyancing in Yarmouth?
Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the fee levels will generally be higher to offset those cases that abort. Dont forget that such schemes rarely cover outlay for example Yarmouth conveyancing search charges.
We were just about to sign contracts for a freehold house in Yarmouth. We have hit a problem. Our loan offer with The Mortgage Works runs out on 30/1/2026 but the sellers are suggesting a completion date of 3/2/2026. Can one prolong the mortgage expiry date?
The best person to address this issue is your solicitors who should determine if they corresponding with the mortgage broker, vendor’s conveyancers, estate agents or indeed all parties taking into account the history of your conveyancing as of today.
Does a directory service exist listing Skipton panel solicitors in Yarmouth on the Building Society Association’s Website?
No. There is no such tool on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings viewable over the internet. If you are in need of a Yarmouth solicitor on the Skipton please make the most of our facility.
I had an offer accepted on a house in Yarmouth on 15/10/2025, valuation was booked 4 days after, all came back fine. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Barclays and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Barclays conveyancing panel. Are Barclays entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
Co-operative have agreed my home loan in principle, my offer on a flat in Yarmouth has been accepted, what are the next steps?
Your estate agent will want to be advised as to your conveyancing practitioner's details (be sure the conveyancing practitioners are on the lender’s panel). Telephone Co-operative or the financial adviser and complete any relevant forms. Co-operative will sellect a valuer who will get in contact with the estate agent or vendor to schedule a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Co-operative will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Yarmouth.
Will our lawyer be raising enquiries regarding flooding during the conveyancing in Yarmouth.
Flooding is a growing risk for lawyers specialising in conveyancing in Yarmouth. Plenty of people will buy a house in Yarmouth, fully aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, however there are a various searches that can be undertaken by the buyer or on a buyer’s behalf which will figure out the risks in Yarmouth. The standard completed inquiry forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to determine if the property has historically flooded. In the event that flooding has previously occurred and is not revealed by the vendor, then a purchaser could issue a legal claim for losses stemming from an inaccurate reply. The buyer’s conveyancers may also commission an environmental search. This should indicate whether there is a recorded flood risk. If so, more detailed investigations should be conducted.
I am purchasing my first flat in Yarmouth with a mortgage from Skipton Building Society. The sellers refused to move on the amount so I negotiated £7000 of extras instead. The estate agent advised me not to tell my lawyer about this deal as it could impact my loan with Skipton Building Society. Do I keep my lawyer in the dark?.
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.
I own a leasehold flat in Yarmouth. Conveyancing and Nationwide Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Yarmouth who acted for me is not around. What should I do?
The first thing you should do is make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Yarmouth conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a leasehold flat in Yarmouth, conveyancing formalities finalised 5 years ago. How much will my lease extension cost? Corresponding properties in Yarmouth with over 90 years remaining are worth £171,000. The average or mid-range amount of ground rent is £50 yearly. The lease comes to an end on 21st October 2104
With just 79 years unexpired we estimate the premium for your lease extension to span between £7,600 and £8,800 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.