Am I correct in assuming that the fact that my conveyancer in Stalham is not listed on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Stalham conveyancing firm and enquire why they are no longer on the approved list for your bank.

What is the difference between a licensed conveyancer and conveyancing solicitor in Stalham

There are many recorded licenced Conveyancers in Stalham and Solicitor practices in Stalham to choose from It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

My uncle advised me that in purchasing a property in Stalham there may be various restrictions preventing external changes to a property. Is this right?

There are a number of properties in Stalham which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Stalham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I recently had an offer agreed on a house in Stalham. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £175. Soon after, the conveyancer contacted me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I understand that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when acquiring a residence in Stalham? or I am told that there is a law dating back centuries that means some house owners living in a parish church boundary will be compelled to contribute towards repairs to the chancel within the church. Is this appropriate for conveyancing in Stalham?

Unless a previous acquisition of the property completed post 12 October 2013 you may expect solicitors conducting conveyancing in Stalham to continue to recommend a chancel search and or chancel repair liability insurance.

In my capacity as executor for the estate of my grandfather I am selling a house in Neath but live in Stalham. My solicitor (who is 300 kilometers from merequires that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Stalham to witness this legal document for me?

Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are located in Stalham

All being well we will complete the disposal of our £150,000 flat in Stalham next week. The managing agents has quoted £348 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Stalham?

Stalham conveyancing on leasehold maisonettes often necessitates the purchaser’s solicitor sending questions for the landlord to address. Although the landlord is under no legal obligation to answer these enquiries the majority will be willing to assist. They are entitled to charge a reasonable charge for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The administration charge demanded by the landlord must be sent together with a summary of entitlements and obligations in relation to administration fees, without which the charge is not strictly payable. In reality you have little option but to pay whatever is requested of you if you want to complete the sale of your home.

I purchased a split level flat in Stalham, conveyancing was carried out May 2009. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Stalham with a long lease are worth £195,000. The ground rent is £45 invoiced every year. The lease terminates on 21st October 2089

With only 64 years unexpired we estimate the price of your lease extension to span between £14,300 and £16,400 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.