Find a Lender-Approved Local Conveyancer in Lakenham

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Cheap conveyancing in Lakenham does not necessarily mean low quality - but the odds are stacked against you

Logical reasons to let us help you find a high street conveyancing solicitor in Lakenham

  • 1 The accumulation of transactions means that Lakenham property lawyer have established valuable links with Lakenham local estate agents, banks, building societies, landlords and property developers enabling them to liaise at speed with all parties involved in the process of undertaking your conveyancing in Lakenham.
  • 2 Lawyer conveyancing firms have excellent personal connections with Lakenham selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 3 The mark of a good conveyancing solicitor in Lakenham is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) sometimes falls short of the high standards of professionalism you would hope for.
  • 4 Lakenham property lawyers work in conjunction with Lakenham estate agents, property finders, surveyors, banks and other professionals to make sure that a quality service is provided to buyers and sellers every step of the way, helping make the process as straightforward as possible
  • 5 Low cost packages from online conveyancers might be tempting. However, these organisations are often based many miles away with little understanding of the factors that impact property transactions in Lakenham

Examples of recent conveyancing in Lakenham since April 2024*

Recently asked questions about conveyancing in Lakenham

Me and my fiance are buying a 2 bedroom apartment in Lakenham with a mortgage. We wish to retain our Lakenham conveyancer, but the mortgage company says he's not on their "panel". It seems we have no option but to use one of the lender panel solicitors or keep our Lakenham property lawyer as well as pay for one of their panel ones to act for them. We feel that this is unjust; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Lakenham conveyancing solicitor to apply to be on the conveyancing panel.

I am assisting my sister sell her house in Lakenham. Will the conveyancing solicitor order the energy assessment or do I organise this?

Following the demise of Home Packs, EPC’s was left as a mandatory part of moving house. An EPC should be commissioned prior to the property being advertised. It is not something that solicitors ordinarily arrange. If you are instructing a Lakenham conveyancing practitioner they might help arrange energy performance certificates given their contacts with long established Lakenham providers

I happen to be the only recipient of my late mum's will and I have everything in my name alone, including the my former home in Lakenham. The Lakenham property was put into my name in June. I want to move. I do know about the CML six month 'rule', which means that my property ownership may be considered the same way as if I'd bought the house in June. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Most mortgage companies would take a sensible view as this obligation is chiefly there to identify subsales or the wholesaling and assigning of property.

My offer was accepted on a property in Lakenham on 20/5/2024, valuation was booked 4 days after, all came back fine. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Are Clydesdale entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.

3 months have elapsed since my purchase conveyancing in Lakenham took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. 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 premises 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 am buying a new build flat in Lakenham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Lakenham

    Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are architect prepared.

I was advised by a number of selling agents in Lakenham to choose a conveyancer on your site. What’s the financial upside for Estate Agents to recommend your lawyers ahead of a competitor’s?

We refuse to give any referral fee for directing people our way. We found it would be just too difficult to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.

I am looking at a two apartments in Lakenham which have approximately 50 years remaining on the lease term. Will this present a problem?

There are no two ways about it. A leasehold apartment in Lakenham is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it reduces the marketability of the premises. For most buyers and lenders, leases with less than eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Lakenham conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Leasehold Conveyancing in Lakenham - Examples of Queries before buying

    You should be aware if it is fewer than eighty years it will affect the salability of the flat. It is worth checking with your bank that they are happy with the length of the lease. A short lease means that you will almost definitely have to extend the lease at some point and it is worth finding out what this would cost. Remember, in most cases you will be required to have been the owner of the property for two years in order to be eligible to exercise a lease extension. It would be prudent to investigate if there is anything that is prohibited in the lease. For instance plenty of leases prohibit pets being permitted in in a block in Lakenham. If you like the apartmentin Lakenham yet your dog can’t make the move with you then you will be presented with a hard determination. The prefered form of lease structure is where the freehold reversion is owned by the leaseholders. In this arrangement the tenants have control and even though a managing agent is frequently employed if the building is bigger than a house conversion, the managing agent is directed by the tenants.

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Sample of conveyancing solicitors in Lakenham regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Lakenham but also conveyancing throughout England and Wales.

  • Barry Ferguson, 36 Brian Avenue, Norwich, Norfolk, NR1 2PH
  • Ives-keeler & Co, 65 Grove Road, Norwich, Norfolk, NR1 3RL
  • Clapham & Collinge Llp, St. Catherines House, All Saints Green, Norwich, Norfolk, NR1 3GA
  • Hatch Brenner Llp, 4 Theatre Street, Norwich, Norfolk, NR2 1QY
  • Mjp Conveyancing Limited, Greyfriars House, 18-20 Prince of Wales Road, Norwich, Norfolk, NR1 1LB

Residential Licensed Conveyancers in Lakenham regulated by the CLC

Please be aware that the listed conveyancers do not limit their work for conveyancing in Lakenham but also conveyancing throughout England and Wales.
  • Renata Steggles Limited, Unthank Chambers, NR2 2RF

Planning law solicitors in Lakenham regulated by the Solicitors Regulation Authority

The solicitors listed below are a non-comprehensive list of solicitors in Lakenham practicing in planning law. This will likely include advice on making sure people do what the planning regulations say
  • Spire Solicitors Llp, Holland Court, The Close, Norwich, Norfolk, NR1 4DY
  • Hansells, 13 The Close, Norwich, Norfolk, NR1 4DS
  • Leathes Prior, 74 The Close, Norwich, Norfolk, NR1 4DR

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.