Me and my fiancee are buying our first home. The solicitor has texted usto ask if we would like to take out additional conveyancing searches. Unfortunately we are clueless as to what's recommended for conveyancing in Taverham

The quantity and type of Taverham conveyancing searches should be triggered based entirely on the premises, the location, the possibility of any of these risks, your knowledge of the area and risks, your overall appetite to risk. What is important is that you properly understand what information each search could give you. You may then decide if you personally think you need that search. Should you be uncertain, ask your property lawyer to explain.

I am considering applying for a Nationwide mortgage for purchase of a newly converted (under development) in Taverham with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?

In theory, you could use a solicitor that is not on the Nationwide conveyancing panel, but Nationwide would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I moved into my home on 3 August and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Taverham advises it will be dealt with inside ten days. Are titles in Taverham uniquely lengthy to register?

As far as conveyancing in Taverham registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can differ depending on the party submitting the application, whether it is in order and whether the Land registry must send notices to any third persons or bodies. Currently approximately 80% of such applications are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Historically registration is effected once the purchaser is living at the property therefore 'speed' is not always primary concern yet if it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.

I am attracted to a couple of maisonettes in Taverham both have approximately 50 years remaining on the lease term. Should I regard a short lease as a deal breaker?

There is no doubt about it. A leasehold flat in Taverham is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it reduces the salability of the premises. For most purchasers and mortgage companies, leases with under eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Taverham conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I invested in buying a ground floor flat in Taverham, conveyancing was carried out in 2002. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Taverham with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 per annum. The lease expires on 21st October 2095

With just 71 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.

I have been Googling for Taverham online conveyancing estimates. Can I be confident that all the Taverham law firms that are identified on your site are on the lender conveyancing panel?

The solicitor and licensed conveyancing practices on our directory have assured us via an online form that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a lender or a member of the public that the data about a specific Taverham conveyancing solicitor being on the mortgage company conveyancing panel is not accurate.