It is is a decade since I acquired my home in Norfolk. Conveyancing lawyers have recently been appointed on the sale but I am unable to track down my title deeds. Will this cause complications?
Don’t worry too much. Firstly the deeds may be retained by the mortgage company or they could still be with the lawyers who handled the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Norfolk involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
I have been told that property searches are the main reason for stalling in Norfolk conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays during the legal transfer of property. Searches are unlikely to feature in any slowing down conveyancing in Norfolk.
I am buying my first flat in Norfolk with the aid of help to buy. The sellers would not budge the amount so I negotiated £7000 of additionals instead. The sale representative advised me not reveal to my lawyer about this deal as it will impact my mortgage with Norwich and Peterborough 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 opted to have a survey done on a property in Norfolk ahead of instructing lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some banks may not grant a loan on this type of home.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Norfolk. Conveyancing may be slightly more expensive based on your lender's requirements.
I am downsizing from my home. My former solicitors has retired. I am in need of a recommendation of a conveyancing firm. I happen to live in Norfolk if that affects matters.
You should use our search tool to help you find a solicitor for your conveyancing in Norfolk. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
Can you offer any advice when it comes to appointing a Norfolk conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a Norfolk conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Norfolk conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:
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Can they put you in touch with clients in Norfolk who can give a testimonial? How familiar is the firm with lease extension legislation?
I inherited a 2 bed flat in Norfolk, conveyancing was carried out August 2010. Can you work out an approximate cost of a lease extension? Corresponding properties in Norfolk with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 charged once a year. The lease terminates on 21st October 2080
With only 56 years unexpired we estimate the price of your lease extension to range between £29,500 and £34,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to 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.