I am not well enough to travel far from Sprowston. I would like to know the logic why all Sprowston property lawyers are not on all lender panels?

Pre- 2008 most lenders had an attitude to risk which is different than today. The FSA in 2010 carried out a thematic review into property fraud which concluded: know the lawyers on your panel. Accordingly, banks have subsequently looked to extract more data from law firms regarding their processes and the individuals employed by them and set certain criteria such as completing a minimum amount of transactions. Many law practices have been excluded from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the criteria of volume of transactions the mortgage companies insisted on.

I am need of leasehold conveyancing for an apartment in a relatively new development (6 years built) in Sprowston. Almost all the properties are already disposed of. Is it strictly necessary to order conveyancing searches as part of conveyancing in Sprowston?

If you are purchasing a property with the assistance of a loan, your mortgage company will require some (many) of the searches so you'll have no choice. If not, then Sprowston conveyancing searches are for you to decide upon. No doubt your conveyancer, will ’encourage’, perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Sprowston.

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Sprowston is the location of the property. Can you shed any light on this issue?

Flying freeholds in Sprowston 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 Sprowston 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 Sprowston may decide 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 property.

Last September I purchased a leasehold flat in Sprowston. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Sprowston Leasehold Conveyancing - A selection of Queries Prior to Purchasing

What restrictions exist in the Sprowston Lease? Who are the managing agents? What is the length of the lease?

Can I find out who is the owner of a house in Sprowston?

Provided the property is registered with HM Land Registry, and you have enough specifics of the location of the property, you will be able to view results from the HMLR of the registered proprietor for a a minimal charge.