Please could you vouch for a Clydesdale approved Norfolk conveyancing firm that can complete within a short deadline? Am I best advised to go for a high street Norfolk conveyancer or an online comparison site?

We can recommend some very good Norfolk conveyancing firms. You can also walk up the high street in Norfolk. Approach a couple of firms and ask to see a conveyancing solicitor for a fee estimate. Explain your requirements together with your reasons and ask for a commitment on speed. Select the lawyer that you are most comfortable with.

My wife and I are selling our home in Norfolk and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any high street Norfolk lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a national conveyancing firm as opposed to a conveyancing solicitor in Norfolk. We have lived in Norfolk for 5 years we know that this is a non issue. Should we contact our local Authority to get clarification need.

It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You need to 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've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Norfolk is the location of the property. Can you shed any light on this issue?

Flying freeholds in Norfolk are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Norfolk you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Norfolk may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Should I be wary that estate agents that I am dealing with are recommending a web based conveyancing firm as opposed to a High Street Norfolk conveyancing firm?

As is the case with lots of professional services, often recommendations from relatives can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing matter; estate agents, financial adviser and mortgage companies may put forward solicitors to appoint. Sometimes these solicitors might be known to one of the organisations as being good in their field, but occasionally there might be a commercial relationship behind the recommendation. You are free to select your preferred lawyer. However, bear in mind that the majority of banks operate an approved list of lawyers you have to use for the lender aspect of your conveyancing.

I today plan to offer on a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have subsequently been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Norfolk. Conveyancing lawyers have not yet been instructed. Will they explain the issues?

The majority of houses in Norfolk are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Norfolk so you should seriously consider shopping around for a Norfolk conveyancing practitioner and be sure that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’sconsent to carry out alterations. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the property is located on an estate. Your solicitor will advise you fully on all the issues.

I inherited a 1st floor flat in Norfolk, conveyancing formalities finalised June 2010. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Norfolk with over 90 years remaining are worth £181,000. The ground rent is £55 yearly. The lease finishes on 21st October 2076

With only 51 years left to run we estimate the price of your lease extension to range between £30,400 and £35,200 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.