I require conveyancing for an apartment in a fairly new development (five years built) in Brundall. 95% of the appartments have already been sold. Do I need carry out the local searches for my conveyancing in Brundall?

If you are purchasing a property with the assistance of a mortgage, your bank will need some (many) of the searches so you'll have no choice. If not, then Brundall conveyancing searches are for you to decide upon. No doubt your conveyancer, will ’encourage’, perhaps strongly, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to switch to an alternative solicitor for your conveyancing in Brundall.

I happen to be the only beneficiary of my late mum's will with all property in now in my sole name, including the my former home in Brundall. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I do know about the CML 6 month 'rule', which means that my property ownership will be treated the same way as though I had purchased the house in October. Will no one buy the property for half a year?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. many mortgage companies would take a sensible view as this clause principally exists to identify subsales or the flipping of property.

Completion of my remortgage has taken place for my property in Brundall. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily 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 who will take matters further.

I have instructed a Brundall solicitor having checked that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?

Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Brundall surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

It has been 4 months since my purchase conveyancing in Brundall concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. 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 residence 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 decided to have a survey done on a house in Brundall in advance of instructing lawyers. I have been advised that there is a flying freehold element to the property. The surveyor advised that some lenders will refuse to grant a loan on such a home.

It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Brundall. Conveyancing may be slightly more expensive based on your lender's requirements.

I am due to review costs for conveyancing in Brundall from three conveyancer and decide on one. Do I instruct them to sit tight until I have found somewhere to purchase.

We would recommend that you only ask your lawyer to open a file and order searches once the offer has been accepted on the property especially as Brundall conveyancing searches are costly.