Please help. My Norwich solicitor is informing me me that he has toorder Norwich conveyancing searches asthe firm are on the Lloydsconveyancing panel. Is this really necessary?

You have limited options available to you. As you are taking a home loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Norwich conveyancing searches.

Can you explain why leasehold purchase conveyancing in Norwich costs more?

In summary, leasehold conveyancing in Norwich and elsewhere usually involve extra hours of investigation compared to freehold conveyancing. This includes lease investigation, corresponding with the landlord concerning serving required notices, securing current service charge and management information, securing the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different proprietor have owned the lease since it was first granted.

I am selling our property in Norwich and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Norwich conveyancer would know this is not the case. It does beg the question why the purchasers are using a factory type conveyancing practice rather than a conveyancing solicitor in Norwich. Having lived in Norwich for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.

It would appear that you have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

How difficult is it to transfer to a new solicitor as I need to retain a firm on the Aldermore conveyancing panel. I had appointed a high street conveyancing solicitor in Norwich round the corner but the firm is not accepted by Aldermore

We will our best to assist in finding you a conveyancing solicitor in Norwich on the Aldermore panel. Please note that the property lawyers that we on the directory do not pay us a referral fee if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Norwich. In utilising the find a conveyancing solicitor tool on this website, you can contrast fees for conveyancing solicitors in Norwich and beyond.

We had our mortgage approved yesterday with our bank. We are using a high street conveyancer in Norwich two days ago. Today, our financial adviser called to say that the bank said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we did not have a clue that the mortgage company had a say Is this usual?

You can actually appoint any conveyancing solicitor you wish to use including the said conveyancer in Norwich but if they are not on the your lender's approved list you must incur additional cost so the mortgage company can instruct their own conveyancer too. It may be possible your preferred conveyancing firm to get included on to the lender panel. You can use web-based tools such as lenderpanel.com to find a conveyancing solcitor in Norwich on the bank panel. You can go into your high street bank branch in Norwich. They will know some good conveyancing solicitors in Norwich on the panel for your bank.