We were about to choose a conveyancing solicitor in Caister On Sea found on your site but stumbled across alternative costs illustrations via the web appear less expensive – why is this?

One can find many firms of conveyancing outfits marketing theoretically looks to be cut price. Our recommendation is to give due consideration about how much you respect your own move to you are willing to take 'cheap' risks over the quality of the conveyancing. Some hide fees deep into the terms of engagement. The law firms that we put forward for conveyancing in Caister On Sea will notbehave this way.

As someone with no idea as to conveyancing in Caister On Sea what is your top tip you can impart for the house moving process in Caister On Sea

Not many law firms shout this from the rooftops but conveyancing in Caister On Sea and elsewhere in Norfolk is an adversarial experience. Put another way, when it comes to conveyancing there is lots of room for confrontation between you and others involved in the legal transfer of property. For example, the seller, selling agent and sometimes your lender. Choosing a solicitor for your conveyancing in Caister On Sea should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the legal process whose role it is to protect your best interests and to protect you.

Sometimes a potential adversary will try and sway you that you should follow their advice. For instance, the property agent may claim to be assisting by claiming that your lawyer is slow. Or your mortgage broker may advise you to do something that is against your conveyancers guidance. You should always trust your lawyer above all other parties in the conveyancing process.

I am aiming to move home in January. Should my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you put forward a removal company in Caister On Sea. Conveyancing lawyer was organised prior to coming across this website.

On the day of completion you can collect the house keys from the property agent however this can only happen once the previous owners solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be handed over. Subsequently you can advise the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can help you choose a conveyancing in Caister On Sea or a lawyer with expertise in conveyancing in Caister On Sea.

I'm the sole beneficiary of my late father’s estate and I have everything in my name now, including the my former home in Caister On Sea. The Caister On Sea property was put into my name in November. I plan to dispose of the house. I understand that there is a CML 6 month 'rule', which means that my property ownership may be considered the same way as though I had purchased the property in November. Will no one buy the property for half a year?

The CML handbook requires 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. How sensible a view banks take of it, depend on the mortgage company as this obligation is primarily there to pick up on subsales or the wholesaling and assigning of properties.

is it true that all Caister On Sea solicitor practices on the Lloyds conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Lloyds approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel and in such a situation the firms would be governed by the CLC.

I am employed by a busy estate agent office in Caister On Sea where we have witnessed a number of flat sales put at risk due to leases having less than 80 years remaining. I have been given contradictory information from local Caister On Sea conveyancing solicitors. Please can you confirm whether the vendor of a flat can start the lease extension process for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 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 sale.

An alternative approach is to extend the lease informally by agreement with the landlord 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.

I purchased a garden flat in Caister On Sea, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Equivalent properties in Caister On Sea with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 levied per year. The lease finishes on 21st October 2086

With 62 years unexpired we estimate the premium for your lease extension to range between £17,100 and £19,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.

What is the reason for my lawyer requiring various items of identification before I can proceed with selling or purchasing a property in Caister On Sea?

Caister On Sea solicitors are duty bound by the Law Society, SRA, HMLR and current Money Laundering legislation to record that the have checked the identity of their clients. It will also be a condition of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have information such as your full names, NI number and date of birth.