I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Acle. My lender is Platform

Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 23/1/2025, the requirements read as follows :

I need some expedited conveyancing in Acle as I am under an ultimatum to exchange contracts inside 4 weeks. Luckily I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?

If.Given you are not obtaining a mortgage you are at liberty not to do searches although no conveyancer would recommend that you don't. Drawing on years of experience of conveyancing in Acle the following are examples of issues that can be revealed and therefore affect future mortgageability: Enforcement Notices, Overdue Charges, Outstanding Grants, Railway Schemes,...

I used Wolstenholmes several years ago for my conveyancing in Acle. Now, I need my files however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Acle of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Due to the guidance of my in-laws I had a survey completed on a house in Acle in advance of appointing solicitors. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some lenders tend refuse to grant a mortgage on such a premises.

It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Acle. Conveyancing will be smoother if you use a solicitor in Acle especially if they are accustomed to such properties in Acle.

What are the frequently found problems that you come across in leases for Acle properties?

Leasehold conveyancing in Acle is not unique. All leases are drafted differently and legal mistakes in the legal wording can result in certain provisions are erroneous. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall Clauses dealing with recovering service charges for expenditure on the building or common parts.

You may have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, The Royal Bank of Scotland, and Clydesdale all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to pull out.

I own a 2 bed flat in Acle, conveyancing was carried out April 2005. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Acle with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 2087

With 62 years remaining on your lease the likely cost is going to range between £17,100 and £19,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.