I am being told by my lawyer that missing deeds insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Cringleford?

The appropriate level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.

I'm the only recipient of my late grandmother’s estate and I have everything in my name alone, including the my former home in Cringleford. The Cringleford property was put into my name in April. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the house in April. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. many banks would take a pragmatic view as this obligation principally exists to identify subsales or the wholesaling and assigning of property.

We had instructed conveyancing lawyers based in Cringleford on the HSBC solicitor approved list. They have just invoiced me a further amount for the legal aspects of the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?

Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner can levy a fee for this. The charge is not dictated by HSBC but by your Cringleford solicitor. Some firms on the HSBC panel will quote an ‘acting for lender’ fee but many practices include it on their overall fee.

Me and my brother have a semi-detached Edwardian house in Cringleford. Conveyancing practitioner represented me and Halifax. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cringleford and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing solicitor who conducted the purchase.

I'm buying a new build house in Cringleford with the aid of help to buy. The developers refused to budge the price so I negotiated 6k of extras instead. The property agent told me not inform my solicitor about this deal as it may put at risk my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I have been on the look out for a leasehold apartment up to £245,000 and found one close by in Cringleford I like with open areas and railway links in the vicinity, however it only has 51 years unexpired on the lease. I can't really find anything else in Cringleford in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a home loan the remaining unexpired lease term may be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.

If all goes to plan we aim to complete the disposal of our £125,000 apartment in Cringleford in 5 days. The freeholder has quoted £396 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Cringleford?

Cringleford conveyancing on leasehold apartments normally involves fees being invoiced by freeholders :

Answering conveyancing due diligence questions Where consent is required before sale in Cringleford Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Cringleford leasehold property is £350. For Cringleford conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

I purchased a 1 bedroom flat in Cringleford, conveyancing was carried out in 2007. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Cringleford with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ceases on 21st October 2098

With just 74 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 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 are not able to advice on the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.