I instructed a Cromer based lawyer for our conveyancing in Cromer today. Reviewing the Ts and Cs I noteI am liable for costs even where the conveyance does not complete. Should I go with them or use a web based solicitor practice offering no completion no cost conveyancing in Cromer?

Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the fee levels will generally be more expensive to offset those conveyances that abort. Dont forget that these schemes tend not to cover expenditure such your Cromer conveyancing search costs.

We are about to exchange contracts for a freehold house in Cromer. We encountered a stumbling block. Our loan offer with Barclays expires on 17/2/2025 but the vendors are putting forward a completion date of 19/2/2025. Is it possible to prolong the loan expiry date?

The best person to deal with your concern is your solicitors who will assess if they better off negotiating with the mortgage broker, owner’s lawyers, property agents or indeed all parties based on the circumstances your conveyancing as of today.

I own a freehold property in Cromer but still invoiced for rent, why is this and what is this?

It is rare for properties in Cromer and has limited impact for conveyancing in Cromer but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

What happens if my solicitor is removed from the RBS Solicitor panel ahead of completing my conveyancing in Cromer?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

All being well we will complete the disposal of our £125,000 apartment in Cromer in just under a week. The managing agents has quoted £300 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Cromer?

Cromer conveyancing on leasehold maisonettes ordinarily involves administration charges levied by landlords agents :

Completing pre-exchange questions Where consent is required before sale in Cromer Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Cromer leasehold premises is £350. For Cromer conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

I inherited a split level flat in Cromer, conveyancing formalities finalised in 2012. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Cromer with over 90 years remaining are worth £181,000. The ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2075

With just 51 years remaining on your lease we estimate the price of your lease extension to span between £30,400 and £35,200 plus costs.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.