We are planning to purchase with Norwich and Peterborough Building Society. I dropped in 3 or 4 local practices but cant to find a West Cross conveyancing firm on the Norwich and Peterborough Building Society approved list. Can you assist?

Please do make use of the find a conveyancing panel solicitor tool on this page. Please choose the lender and type West Cross or your location and you will discover numerous solicitors based in West Cross or near you.

My lawyer has informed me that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in West Cross?

The right level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Santander and Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such policies.

When it comes to lenders such as Lloyds, do West Cross conveyancers face an annual charge to be on the list of approved solicitors?

We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

I had a mortgage agreed in principle with Lloyds. West Cross conveyancing solicitors were instructed. What is the average time that one could expect to receive a mortgage offer from Lloyds?

Some lenders take longer than others. Have Lloyds done the valuation? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

My company is planning to lease a unit on the high street. Can you recommend conveyancers offering no-sale-no fees for commercial conveyancing in West Cross for below 1500k?

We can recommend firms who have an in-depth of experience of commercial conveyancing in West Cross, including the disposal and acquisition of businesses as well as simply property. Whether you are looking to purchase or lease a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right lawyer. As for the charges these will vary based on the structure and terms of the deal. Let us have your details or email us so that we may provide you with comprehensive commercial conveyancing calculation.

My husband and I are 17 days into a freehold purchase having been recommend to conveyancers by the selling agent to perform conveyancing in West Cross. I am am very dissatisfied with the level of service. Could you you assist me in finding new lawyers?

They would need to be very bad to suggest diss instructing them. Has the loan offer been issued? In the event that it has you need to advise them of the replacement lawyer and get the offer are issued to the new lawyers. Your new solicitor ideally should be on the mortgage company approved list to avoid added fees and frustration. That should be your starting point. The search tool will assist you in finding a bank approved conveyancer for your conveyancing in West Cross

Do you have any top tips for leasehold conveyancing in West Cross with the intention of expediting the sale process?

• Much of the frustration in leasehold conveyancing in West Cross can be bypassed if you appoint lawyers the minute you market your property and ask them to collate the leasehold information needed by the buyers’ solicitors.
If you have the benefit of shareholding in the freehold, you should make sure that you have the original share certificate. Arranging a new share certificate is often a time consuming process and delays many a West Cross home move. Where a duplicate share certificate is required, you should approach the company director and secretary or managing agents (if applicable) for this as soon as possible. Many landlords or managing agents in West Cross levy fees for providing management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in West Cross. You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check by asking your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to where the lease term is less than 75 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. A minority of West Cross leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers.

West Cross Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

Many West Cross leasehold apartments will be liable to pay a service bill for maintenance of the block set by the landlord. If you purchase the property you will have to pay this liability, normally periodically accross the year. This may be anything from two or three hundred pounds to thousands of pounds for blocks with lifts and large common grounds. In all likelihood there will be a rentcharge to be met yearly, this is usually not a exorbitant figure, say approximately £50-£100 but you should to enquire as occasionally it could be many hundreds of pounds. Best to be warned whether window replacement or some other major work is anticipated that will be shared amongst the tenants and could well materially impact the level of the service fees or necessitate a one off invoice. If a West Cross lease has no more than 80 years it will have adverse implications on the marketability of the apartment. Check with your mortgage company that they are happy with the length of the lease. Leases with fewer than 80 years remaining means that you will probably need a lease extension sooner rather than later and you need to have some idea of what this will be. For most West Crosslease extensions you would need to own the residence for a couple of years in order to be eligible to carry out a lease extension.