We decided to go with a local solicitor for our conveyancing in Diss recently. Looking through the Ts and Cs I seewe are responsible for costs even if the dealfalls through. Should I ditch them and appoint an internet conveyancing brokerage promoting no completion no charge conveyancing in Diss?

It is usually a trade off in that if "No Completion No Fee" is advertised then the conveyancing charges will generally be higher to offset the conveyances that fail to complete. Please beware that these deals tend not to protect you from outlay e.g. Diss conveyancing search expenses.

We are planning to acquire a property and require a conveyancing solicitor in Diss who is on the Bank of Ireland approved panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Diss.

My lawyer in Diss is not listed on the National Westminster Bank Conveyancing Panel. Is it possible for me to retain my family solicitor notwithstanding that they are excluded from the National Westminster Bank approved list?

Your options are as follows:

1. Carry on with your existing Diss lawyers but National Westminster Bank will need to use a lawyer on their panel. This will inevitably rack up the overall conveyancing fees and result in delays.
2. Find a new practitioner to act in the purchase, remembering to check they are Persuade your lawyer to use their best endeavours to join the National Westminster Bank conveyancing panel

What is the difference between a licensed conveyancer and conveyancing solicitor in Diss

There are two types of lawyers who can conduct conveyancing in Diss namely CLC regulated conveyancers or solicitors. Both professionals provide the legal services that required to complete the disposal or purchase of property. Both are duty bound to handle Diss conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly carried out and that the necessary procedures will be correctly taken.

I had a mortgage agreed in principle with Virgin Money. Diss conveyancing lawyers have been selected. What is the average time that one could expect to receive a mortgage offer from Virgin Money?

There is no definitive answer here. Have Virgin Money completed the survey? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Diss lawyer on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Clydesdale has sent the Land Registry the discharge electronically, and
3. Clydesdale has instructed the Land Registry to do so

In relation to leasehold conveyancing in Diss what are the most frequent lease defects?

Leasehold conveyancing in Diss is not unique. Most leases are individual and drafting errors can result in certain provisions are not included. The following missing provisions could result in a defective lease:

Maintenance charge proportions which don’t add up to the correct percentage

You could encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Coventry Building Society, and TSB all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to pull out.

I acquired a ground floor flat in Diss, conveyancing was carried out 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Diss with over 90 years remaining are worth £265,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2100

With only 76 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.