Please explain the implications if my solicitor is expelled from the Skipton Conveyancing panel ahead of completing my conveyancing in Norfolk?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My colleague recommended that if I am buying in Norfolk I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Norfolk conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Norfolk around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Norfolk Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Norfolk.
Are there restrictive covenants that are commonly identified as part of conveyancing in Norfolk?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Norfolk. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I need to find a conveyancing solicitor for residential conveyancing in Norfolk. I've chance upon a web site which appears to be the perfect answer If there is a chance to get all formalities completed via phone that would be ideal. Do I need to be concerned? What are the potential pitfalls?
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?
The mortgage broker has suggested using their property lawyer for my conveyancing in Norfolk - won’t it be easier to just instruct them?
It is not always the case and you are at liberty to instruct whichever conveyancer of your choosing for your Norfolk home move. A conveyancing practitioner put forward by a 3rd party adviser may not always be the best property lawyer, they may put forward their own conveyancing firm who are based far away. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.