My wife and I are soon to complete on the purchase of a property in Caister On Sea but as a consequence of damage from the recent storms I have was able negotiate compensation from the current proprietors in the sum of £2k taking the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process however UBS are not allowing this. Why were they notified?

Any lawyer that is on a UBS approved list is required to advise UBS of any amendments to the sale price. If you prohibit your conveyancing practitioner to notify the price change to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new conveyancing practitioner for your conveyancing in Caister On Sea.

As someone clueless as to conveyancing in Caister On Sea what’s the number one tip you can give me concerning the home moving process in Caister On Sea

You may not hear this from too many lawyers but conveyancing in Caister On Sea and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists plenty of room for friction between you and others involved in the ownership transfer. For example, the seller, estate agent and even potentially a mortgage company. Choosing a lawyer for your conveyancing in Caister On Sea should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the legal process whose interest is to look after your best interests and to protect you.

We are witnessing a definite ongoing adversarial element to conveyancing- someone must be at fault for the process taking so long. We recommend that you your first instinct should be to trust your conveyancer ahead of the other parties when it comes to the legal transfer of property.

Our bank has recommended a law firm on their panel based in Caister On Sea but I would rather instruct a conveyancing lawyer in Caister On Sea or nearer to where I live. Can you help?

Far from all Caister On Sea conveyancing firms are on all banks conveyancing panel. Use the above search tool to find a Caister On Sea conveyancing conveyancer on the on the mortgage company panel.

I moved into my apartment on 2 July and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Caister On Sea said it should be registered in a couple of weeks. Are titles in Caister On Sea uniquely lengthy to register?

There is nothing unique about conveyancing in Caister On Sea registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether it is in order and whether the Land registry have to notify any interested parties. At present roughly three quarters of such applications are fully addressed in less than three weeks but occasionally there can be protracted delays. Historically registration occurs once the new owner has moved in to the premises thus 'speed' is not always top priority but if there is a degree of urgency associated with the registration then you or your solicitor can contact the land registry and explain the circumstances.

I own a leasehold flat in Caister On Sea. Conveyancing was finished in 2010. I have heard that I mustn’t allow the lease length get too low. Is this right?

Caister On Sea leasehold properties are for a set term - often ninety nine years when they commenced. However a significant flats in Caister On Sea were built or converted 20 or more years ago and so such leases now have fewer than eighty years left to run. This may sound like plenty of time however Banks, Building Societies and other mortgage lenders on the whole need leases to have at least seventy five years unexpired to adequate security. This means that when you come to sell the property you will need a lease extension if you are approaching 75 years. To optimize your property value you should be considering whether to extend your lease long before you come to sell it. Furthermore significant benefits to taking action before the lease reaches even 80 years as when the lease is below 80 years the premium to be paid to extend starts to escalate.