As someone with no idea as to the Norfolk Broads conveyancing process what is your top tip you can give me concerning the home moving process in Norfolk Broads

Not many law firms shout this from the rooftops but conveyancing in Norfolk Broads and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists lots of opportunity for confrontation between you and other parties involved in the ownership transfer. E.g., the seller, estate agent and sometimes the lender. Choosing a solicitor for your conveyancing in Norfolk Broads is a critical decision as your conveyancer is your adviser, and is the SOLE person in the process whose role it is to protect your best interests and to keep you safe.

On occasion a potential adversary will try and persuade you that you should follow their advice. For instance, the estate agent may claim to be assisting by claiming that your lawyer is wrong. Or your mortgage broker may tell you to do take action that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I have been recommended a conveyancing solicitor in Norfolk Broads. I I would like to check if they are on the Yorkshire Building Society conveyancing panel. Could you advise?

The first thing you should do is call the solicitor and ask them if they are on the lender panel. Alternatively you can get in touch with Yorkshire Building Society who may be able to help.

My wife and I buying a 4 bedroom semi-detached house in Norfolk Broads. Our aim is to an extension at the rear at the property.Will the conveyancing process include checks to ascertain if these works are prohibited?

Your solicitor will review the registered title as conveyancing in Norfolk Broads can occasionally reveal restrictions in the title documents which prohibit categories of alterations or need the consent of another owner. Certain works need local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor before you commit yourself to a purchase.

Is there a list of Nationwide panel conveyancers in Norfolk Broads on the Building Society Association’s Website?

No. There is no such tool on the CML or Building Society Association websites. Very few mortgage companies make their panel listings open the public on the web. If you are in need of a Norfolk Broads property lawyer on the Nationwide please make the most of our facility.

Principality have agreed my home loan in principle, my bid on a property in Norfolk Broads has been agreed to, now what?

Your estate agent will need to know who your solicitors are (be sure the lawyers are on the bank’s approved list). Telephone Principality or your broker and finalise any relevant forms. Principality will appoint a valuer who will get in contact with the selling agent or seller to book an appointment. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Principality will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Norfolk Broads.

Is it necessary to pay for insurance to cover chancel repairs when purchasing a residence in Norfolk Broads?

Unless a prior acquisition of the property took place after 12 October 2013 you could assume that conveyancing practitioners delivering conveyancing in Norfolk Broads to remain recommending a chancel search and or insurance against a claim.

I am employed by a reputable estate agency in Norfolk Broads where we see a few flat sales put at risk as a result of short leases. I have received inconsistent advice from local Norfolk Broads conveyancing firms. Can you clarify whether the vendor of a flat can start the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I acquired a garden flat in Norfolk Broads, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Norfolk Broads with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease comes to an end on 21st October 2080

With 55 years remaining on your lease we estimate the price of your lease extension to range between £31,400 and £36,200 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.