I am soon to exchange buying a property in Wroxham but as a result of wreckage from the recent storms I have managed to agree reparation from the seller of three thousand pounds by way of a adjustment in the price. This was going to be addressed as part of the conveyancing process but Nottingham will not permit this. Should they have been approached?

The lawyer that is on the Nottingham approved list is required to advise Nottingham of any variations to the purchase price. If you were to refuse your property lawyer to report the reduction to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new conveyancer for your conveyancing in Wroxham.

I am buying a property in Wroxham. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?

As you are obtaining a mortgage with Bank of Ireland your lawyer must follow the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease fails to satisfy these provisions. The conditions relate to the installation of panels on properties countrywide and is not limited to Wroxham.

Planning on purchasing a maisonette in Wroxham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Wroxham conveyancer is on the RBS conveyancing panel.

I have instructed a Wroxham lawyer having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?

Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Wroxham postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Wroxham.

I have been on the look out for a leasehold apartment up to £245,000 and found one close by in Wroxham I like with amenity areas and railway links nearby, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Wroxham suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a mortgage the shortness of the lease may be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.

Hoping to buy a property located in Wroxham and I am already nervous. I couldn't find anything specific about Wroxham. Conveyancing will be needed in due course but do you know about the Wroxham area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Wroxham. In the meantime here are some basic statistics that we found

Last July I purchased a leasehold house in Wroxham. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Wroxham - Examples of Queries before buying

What restrictions exist in the Wroxham Lease? Who is in charge of the block? Many Wroxham leasehold flats will have a service bill for maintenance of the building invoiced by the management company. Should you buy the flat you will have to pay this charge, normally periodically during the year. This can vary from a couple of hundred pounds to thousands of pounds for large purpose-built buildings. In all likelihood there will be a rentcharge to be met annual, ordinarily this is not a significant figure, say around £50-£100 but you need to enquire as occasionally it could be many hundreds of pounds.