We note that you have a post code search directory listing solicitors on the Lloyds conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Norfolk?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Norfolk.
Are the BSA intent on creating a online directory to list practices on the Earl Shilton BS conveyancing panel for instance in Norfolk?
We have not been informed any intention on the part of the BSA to promote such a register.
Have just purchased a probate house at auction in Norfolk. Conveyancing is needed. What is next?
Now that you are for in every practical sense signed on the dotted line you now have to retain a conveyancing solicitor quickly as you are faced with a pending deadline in which to complete the purchase. Every auction property should have a corresponding legal pack. This will likely include evidence of title and search results. If you have purchased leasehold property the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You need to pass this on to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.
I'm the only recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Norfolk. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my proprietorship could be regarded the same way as though I had purchased the house in December. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook requires conveyancers 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 impacted by that. Some mortgage companies would take a pragmatic view as this provision primarily exists to capture the purchase and immediately sell or the quick reselling of properties.
I have a mortgage with Coventry BS for my property in Norfolk. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?
Your original mortgage agreement with Coventry BS will provide that you need their approval before renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel firm.
How does conveyancing in Norfolk differ for new build properties?
Most buyers of new build or newly converted property in Norfolk come to us having been asked by the developer to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Norfolk typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Norfolk or who has acted in the same development.
My cousin has recommend that I appoint his lawyers for conveyancing in Norfolk. Should I find my own solicitor?
There are no two ways about it the best way to select a conveyancing solicitor is to seek recommendations from friends or relatives who have previously instructed the conveyancer that you are considering.
Are Norfolk conveyancing solicitors duty bound by the Law Society to supply clear conveyancing costs?
Contained within the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Norfolk or or elsewhere in the country.