My financial adviser requires my Sprowston lawyer’ panel reference for the Nationwide conveyancing panel. How do I find this out. I have called my local Sprowston branch but they don't know it.

You are best placed to get this information from your Sprowston solicitor . They should have a central record lender panel numbers.

I am thinking of mortgaging my house in Sprowston, does my lawyer have to be on the Principality Solicitor panel?

There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Forgive me if this question is silly but I am new to the home moving as FTB of a two bedroom flat in Sprowston. Do I collect the keys to the house on completion from my solicitor? If so, I will find a local conveyancing solicitor in Sprowston?

On the day of completion you will not be required to attend the conveyancers office in Sprowston. Your solicitors will transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you should be invited to collect the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.

I am buying a end of terrace house in Sprowston. The intention is to convert the garage to a playroom at the house.Will the conveyancing process involve enquiries to see if these works are permitted?

Your property lawyer should review the registered title as conveyancing in Sprowston can occasionally reveal restrictions in the title deeds which prevent certain alterations or require the consent of another owner. Many additions call for local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.

I was told two weeks ago that my mortgage has been agreed to by TSB. Is it usual for TSB to only issue the offer once my solicitor in Sprowston is approved on their conveyancing panel? TSB have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.

Are there restrictive covenants that are commonly picked up during conveyancing in Sprowston?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Sprowston. 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…’

Having had my offer accepted I require leasehold conveyancing in Sprowston. Before I set the wheels in motion I would like to find out the remaining lease term.

Assuming the lease is registered - and almost all are in Sprowston - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a studio flat in Sprowston, conveyancing formalities finalised 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Sprowston with an extended lease are worth £190,000. The ground rent is £65 invoiced annually. The lease terminates on 21st October 2085

You have 61 years remaining on your lease we estimate the premium for your lease extension to range between £18,100 and £20,800 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.