I am selling my apartment in Stalham and the estate agent has just e-mailed to advise that the buyers are changing their property lawyer. The reason given is that the lender will only engage with property lawyers on their conveyancing panel. Why would a big named lender only deal with specific lawyers rather the firm that they want to appoint for their conveyancing in Stalham ?

Banks have always had an approved set of law firms that can represent them, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Mortgage companies blame a rise in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.

Would the conveyancing lawyers identified through your search tool carry out auction conveyancing in Stalham?

There are a few niche solicitors we can connect you with those who can conduct auction conveyancing. Stalham is just one of hundreds of locations in which our lawyers cover.

I am buying a new build apartment in Stalham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Stalham

Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan.

I am downsizing from my house. My former conveyancers has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Stalham if that affects matters.

Please use our search tool to help you choose a solicitor for your conveyancing in Stalham. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

Due to exchange soon on a ground floor flat in Stalham. Conveyancing solicitors inform me that they report fully next week. What should I be looking out for?

Your report on title for your leasehold conveyancing in Stalham should include some of the following:

You would want to be sent a copy of the lease What options are open to you if a neighbour is in violation of a provision in their lease? Whether your lease has a provision for a sinking fund? Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Does the lease require carpeting throughout thus preventing wood flooring?

I inherited a leasehold flat in Stalham, conveyancing formalities finalised in 2006. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Stalham with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 yearly. The lease ceases on 21st October 2085

With 61 years left to run the likely cost is going to span between £19,000 and £22,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.