Having sold my house in Mundesley last March but my buyer keeps SMS messaging me complaining that her lawyer needs to hear from mine. What should my lawyer have done now that I have sold?

Following your disposal your solicitor should deliver the transfer documentation and all additional paperwork to the buyer’s lawyers. If applicable, your lawyer must also send confirmation that the home loan has been redeemed to the buyers solicitors. There are no post completion tasks unique to conveyancing in Mundesley.

My partner and I are intent on selling our property in Mundesley and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a national conveyancing practice as opposed to a conveyancing solicitor in Mundesley. Having lived in Mundesley for many years we know that this is a non issue. Is it a good idea to contact our local Authority to get confirmation 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 illness)

I am purchasing my first flat in Mundesley with the aid of help to buy. The developers refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not disclose to my conveyancer about the deal as it would adversely affect my loan with The Mortgage Works. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I need to appoint a conveyancing solicitor for freehold conveyancing in Mundesley. I happened to chance upon a web site which seems to have the perfect answer If there is a chance to get all this stuff done via web that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am in need of some leasehold conveyancing in Mundesley. Before I get started I would like to find out the unexpired term of the lease.

Assuming the lease is registered - and 99.9% are in Mundesley - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I acquired a leasehold flat in Mundesley, conveyancing having been completed in 2002. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Mundesley with an extended lease are worth £255,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 2097

With just 73 years unexpired we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. 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 take any other action based on this information without first getting professional advice.