I have just been advised by my lender that my Dersingham property lawyer is not on the bank Solicitor panel. What can I do to be sure whether this is correct?

You need to call your Dersingham conveyancer. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.

I am approaching an exchange on a house in Dersingham and my parents have sent the exchange deposit to my solicitor. I am now advised that as the deposit has not come from me my lawyer needs to make a notification to my lender. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I advised the lender regarding my parents' contribution when I applied for the mortgage, so is it really necessary for this now to be an issue?

The conveyancing practitioner is duty bound to check with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only report this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

I am planning on selling our property in Dersingham and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any high street Dersingham conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a factory type conveyancing outfit rather than a conveyancing solicitor in Dersingham. We have lived in Dersingham for three years we know that this is a non issue. Do we contact our local Authority to obtain clarification that there is no issue.

It would appear that you have a conveyancing solicitor already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I have been on the look out for a leasehold apartment up to £245,000 and found one near me in Dersingham I like with open areas and railway links nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in Dersingham for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

All being well we will complete the sale of our £375,000 flat in Dersingham on Friday in a week. The freeholder has quoted £384 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Dersingham?

Dersingham conveyancing on leasehold flats usually requires the buyer’s conveyancer sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to address such questions most will be content to assist. They may levy a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average fee for the information that you are referring to is £350, in some transactions it exceeds £800. The management information fee demanded by the landlord must be sent together with a summary of rights and obligations in respect of administration fees, without which the invoice is technically not due. In reality one has little option but to pay whatever is requested of you if you want to complete the sale of your home.

Dersingham Leasehold Conveyancing - Examples of Queries before Purchasing

You should be aware if it is fewer than eighty years it will have adverse implications on the marketability of the apartment. Check with your mortgage company that they are happy with residual term of the lease. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of what this would cost. Remember, in most cases you will be be obliged to have been the owner of the premises for two years before you are eligible to carry out a lease extension. Does the lease contain onerous restrictions? Best to be warned whether redecorating or some other major work is due shortly to be shared by the leaseholders and may well materially impact the level of the service costs or result in a one time payment.