I have been recommended a conveyancing solicitor in Norfolk Broads. I need to find out if they are accepted on the Yorkshire Building Society approved list of lawyers. Could you advise?

The first thing to do is call the solicitor and ask them whether they are on the lender panel. Alternatively please call Yorkshire Building Society who may be able to confirm.

I am helping my sister sell her property in Norfolk Broads. Will the conveyancer arrange an energy assessment or it is for the owner to coordinate?

Following the demise of Home Information Packs, energy assessments was kept a required part of selling a property. An energy performance certificate needs to be to hand in advance of the property being put on the market. This is not as aspect of the sale process that conveyancers normally organise. Where you are using a Norfolk Broads conveyancing solicitor they might be able to arrange energy assessments due to their contacts with long established local energy assessors

Are all Norfolk Broads Conveyancing Quality Solicitors on the Santander conveyancing list of approved firms?

A selection of lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.

After months of negotiation I have agreed a price on an apartment in Norfolk Broads. My financial adviser pressured me to appoint their property lawyer. I paid an on account payment of £175. A few days later, the lawyer called me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I require quick conveyancing in Norfolk Broads as I am faced with a deadline to exchange contracts in less than 4 weeks. Fortunately I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?

As you are not obtaining a home loan you are at free not to have searches conducted although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Norfolk Broads the following are instances of issues that can crop up and adversely impact future saleability: Refused Planning Applications, Overdue Charges, Overdue Grants, Road Schemes,...

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Norfolk Broads is the location of the property. Is there any advice you can impart?

Flying freeholds in Norfolk Broads are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Norfolk Broads you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Norfolk Broads may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I today plan to offer on a house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have since discovered that the title is leasehold as opposed to freehold. I am assuming that there are issues buying a house with a leasehold title in Norfolk Broads. Conveyancing advisers have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Norfolk Broads ?

The majority of houses in Norfolk Broads are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area can help the conveyancing process. It is clear that you are buying in Norfolk Broads so you should seriously consider shopping around for a Norfolk Broads conveyancing practitioner and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your conveyancer should appraise you on the various issues.