We decided to go with a high street solicitor for my conveyancing in Norfolk last week. Reviewing the Terms and Conditions I noteI am on the hook for costs even where the transaction does not complete. Would I be best advised to appoint a web based lawyer promising no move no charge conveyancing in Norfolk?

Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will generally be higher to neutralise the transactions that do not proceed. Also remember that these arrangements tend not to cover outlay for instance Norfolk conveyancing search charges.

I just bought a property at auction in Norfolk. Conveyancing is necessary. What is next?

Having for in every practical sense signed on the dotted line you will need to instruct a conveyancing lawyer soon as you are facing a pending a drop dead date to complete the purchase. An auction property will have a bespoke auction pack. This will likely include most,if not all of the documents that your conveyancer will need. If you have purchased leasehold premises the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to hand this to the conveyancer working for you as soon as possible. You also need to ensure that you have funds organised to complete the transaction on the set completion date.

My aunt advised me that in buying a property in Norfolk there may be a number of restrictions limiting what one can do in terms of external alterations to the property. Is this right?

There are anumerous of properties in Norfolk which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Norfolk should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My husband and I are at the point of viewing apartments in Norfolk and I am now considering a potential offer. Is it best to have a conveyancing practitioner on ‘stand by’? I intend to finance via a home loan with Virgin Money.

It would be advisable to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are obtaining a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Norfolk is where the house is located. Can you offer any assistance?

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 lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Norfolk may determine 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 premises.

In surfing the internet for the phrase cheap conveyancing in Norfolk it reveals numerous property lawyerslocally. With so much choice what is the best way to find the right conveyancing solicitor for the sale of my house?

The preferential method of seeking the right conveyancer is through a personal recommendation, so ask friends and those you trust who have purchased a property in Norfolk or a local estate agent or mortgage broker. Fees for conveyancing in Norfolk differ, so it's advisable to obtain at least three quotes from varying types of law firms. Make sure that you know that the fees are fixed.

I am attracted to a two apartments in Norfolk which have in the region of 50 years unexpired on the lease term. Should I regard a short lease as a deal breaker?

There is no doubt about it. A leasehold apartment in Norfolk is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the value of the premises. For most buyers and lenders, leases with under 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Norfolk conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I inherited a leasehold flat in Norfolk, conveyancing formalities finalised in 1995. How much will my lease extension cost? Similar properties in Norfolk with a long lease are worth £191,000. The ground rent is £55 invoiced annually. The lease runs out on 21st October 2078

With 54 years left to run we estimate the price of your lease extension to span between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.