I was referred a conveyancer who has sent a quote for £1200 for fixed fee conveyancing in Sandringham. I’m selling a purpose built property for £125,000. This appears expensive. Is it above the norm for conveyancing in Sandringham?

The charges are a bit high. If you shop around you might shave off some of the cost by perhaps £125. That being said, you maylive to regret opting for an an untested lawyer. If is important to check the solicitor can act for your mortgage company. You can use our search tool to locate a Sandringham conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Sandringham.

My uncle passed away 10 months ago and as sole heir and executor I was left the house in Sandringham. The house had a relatively small loan left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this allowed?

Given you plan to re-mortgage then Yorkshire BS will require that you use a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.

What will a local search tell me regarding the house my wife and I purchasing in Sandringham?

Sandringham conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search is essential in every Sandringham conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.

The deeds to our home can not be found. The conveyancers who did the conveyancing in Sandringham 10 years ago have long since closed. What are my options?

In today’s world there are copies made of almost everything, and your lawyer should be aware precisely where to locate all the appropriate paperwork so you may buy or dispose of your house without any difficulty. If duplicates are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on your premises.

Looking forward to exchange soon on a ground floor flat in Sandringham. Conveyancing solicitors inform me that they report fully tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Sandringham should include some of the following:

It needs to be made clear to you whether the lease allows you to alter or upgrade anything in the flat- you must be made aware as to whether it applies to all alterations or limited to structural alteration, and whether licences for alterations is mandated necessary The physical extent of the premises. This could be the property itself but could also include a roof area or storage are if applicable. Does the lease prevent you from subletting the property, or having a home office for business Your lawyers should enable you to have an understanding of the insurance obligations Changes to the property

I inherited a 2 bed flat in Sandringham, conveyancing having been completed in 2009. Can you work out an approximate cost of a lease extension? Equivalent flats in Sandringham with an extended lease are worth £192,000. The ground rent is £55 per annum. The lease ends on 21st October 2078

With only 54 years remaining on your lease we estimate the premium for your lease extension to range between £32,300 and £37,400 as well as legals.

The figure 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. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.