I was recommended to a lawyer who has quoted £995 for no sale no fee conveyancing in Norwich. I am hoping to sell a Victorian property for £175,000. Are these conveyancing fees excessive? Is it above what I should be paying for conveyancing in Norwich?
The charges are a little high. If you shop around you could get the conveyancing a bit cheaper by as much as a hundred pounds. On the other hand, you mightlive to rue choosing an a cheaper lawyer. Remember to check that the conveyancer can represent your bank. Do use our comparison tool to locate a Norwich conveyancing company on the banks approved list of lawyers which can often include conveyancing solicitors in Norwich.
We had selected conveyancers located in Norwich on the Lloyds solicitor approved list. They are now charging me a supplemental sum for the legal aspects of the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your lawyer is entitled to levy a fee for this. The charge is not dictated by Lloyds but by your Norwich property lawyer. Some firms on the Lloyds panel will levy an ‘acting for lender’ fee and others do not.
I am expecting a AIP from Clydesdale this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Norwich solicitors on the Clydesdale conveyancing panel, or is it better to go independently?
You will need to appoint Norwich solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
Completion of my remortgage has taken place for my property in Norwich. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am looking for a ground for flat up to £245,000 and identified one close by in Norwich I like with open areas and station nearby, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Norwich for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a home loan that many years will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
Is it possible to change conveyancer as I have to find a firm on the Birmingham Midshires conveyancing list. I had appointed a local conveyancing solicitor in Norwich five minutes from me but he is not accepted by Birmingham Midshires
We will our best to assist in finding you a conveyancing solicitor in Norwich on the Birmingham Midshires panel. Please note that the solicitors that we list do not pay us commission if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Norwich. Using the find a conveyancing solicitor tool on this website, you can compare charges for conveyancing solicitors in Norwich and beyond.
I am a negotiator for a busy estate agency in Norwich where we have experienced a few flat sales derailed due to leases having less than 80 years remaining. I have received contradictory information from local Norwich conveyancing firms. Could you shed some light as to whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Norwich Leasehold Conveyancing - A selection of Questions you should ask Prior to Purchasing
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Many Norwich leasehold properties will have a service bill for the upkeep of the block set by the landlord. Where you purchase the property you will have to pay this charge, usually in instalments throughout the year. This may vary from a few hundred pounds to thousands of pounds for blocks with lifts and large common grounds. There will also be a rentcharge to be met annual, ordinarily this is not a significant amount, say approximately £50-£100 but you need to check it because on occasion it could be many hundreds of pounds. The best form of lease arrangement is a share of the freehold. In this scenario the lessees enjoy being in charge if their destiny and although a managing agent is often employed if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. You should be aware if it is no more than eighty years it will impact the marketability of the apartment. It is worth checking with your lender that they are happy with residual term of the lease. Leases with less than 80 years remaining means that you will almost definitely need a lease extension at some point and it is worth finding out how much this will be. For most Norwichlease extensions you would be required to have owned the property for two years before you are legally able to exercise a lease extension.
My husband and I are first time buyers just having agreed a price on a property in Norwich, and are now looking to get solicitors lined up. We have used the various comparison based websites and the results are from all across the England and Wales. Is it advisable to have a Norwich conveyancer local to your prospective new home? We are fine to do everything electronically, but I assume at some point we will be required to visit the lawyer's office to sign papers?
There is no need to physically visit the office of your conveyancer, they can send any relevant papers to you, which you can sign and return. Many home movers nevertheless opt to instruct a locally based solicitor, but it is not a prerequisite for conveyancing in Norwich.