What happens if my solicitor is removed from the UBS Solicitor panel ahead of completing my conveyancing in Wroxham?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Do I need to pay for insurance to protect me from financial exposure to chancel repairs when buying a property in Wroxham?

Unless a previous acquisition of the house took place after 12 October 2013 you may assume that lawyers conducting conveyancing in Wroxham to continue to suggest a chancel search and or insurance against a claim.

I have todaydiscovered that Stirling Law have closed. They conducted my conveyancing in Wroxham for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?

The quickest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wroxham conveyancing specialists.

I am buying my first flat in Wroxham benefiting from help to buy. The developers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not to tell my solicitor about this deal as it would jeopardize my loan with Platform Home Loans Ltd. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Is there a distinction between surveying and conveyancing in Wroxham?

Conveyancing - in Wroxham or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are intending to buy and will help you discover the condition of the building and, if there are problems, give you a powerful reason for negotiating the buying price down or asking the seller to fix the problems prior to you move in.