Much to our surprise we have been advised by our estate agent that my Swaffham lawyer is not on the lender Solicitor panel. What can I do to be certain if this is indeed the case?

You need to call your Swaffham lawyer directly. You lawyer should inform you what has happened. Where they are not on the panel they may recommend you to a Swaffham conveyancing firm that is on the conveyancing panel for your mortgage company.

Can conveyancing in Swaffham to be finalised in less than a month?

First, If you are under time constraints for your conveyancing it is advisable to make sure that your lawyer is familiar with the location as they will make use of local relationships and intelligence. It is even conceivable that they would have transacted otherhomes in the same neighbourhood. You would be best advised to use a Swaffham conveyancing solicitor. In addition, ensure that the conveyancing firm is on the member panel. It is claimed that 18% of Swaffham conveyancing transactions are held up or jeopardised after finding out that a buyer’s solicitor was not on their banks panel. In many cases this discovery resulted in the legal transfer of property being frustrated by as much as three weeks. It is understood that this issue affects approximately one hundred thousand home moves every year. Most Swaffham conveyancing firms can not act for certain mortgage companies so do check at the outset.

What does a local search tell me concerning the house we're purchasing in Swaffham?

Swaffham conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations such as Xpress Legal The local search plays an important part in many a Swaffham conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search should reveal data on, amongst other things, details on planning applications applicable to the property (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.

Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who did the conveyancing in Swaffham 5 years ago no longer exist. What do I do?

Gone are the days when you need to hold title official documentation to prove you own the land or premises, given that the Land Registry hold details of all registered land or property electronically.

Are there frequently found defects that you see in leases for Swaffham properties?

There is nothing unique about leasehold conveyancing in Swaffham. All leases are individual and drafting errors can result in certain provisions are missing. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Bank of Scotland, and Aldermore all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, obliging the buyer to pull out.

I bought a 2 bed flat in Swaffham, conveyancing formalities finalised in 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Swaffham with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ends on 21st October 2094

With 69 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as 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 the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.