We hired a high street lawyer for our conveyancing in Wroxham yesterday. Upon checking the Terms and Conditions I seeI am responsible for fees even if the sale aborts. Would I be best advised to use an internet firm promising no completion no charge conveyancing in Wroxham?

It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be higher to offset the transactions that do not proceed. Please beware that these promotions generally do not protect you from outlay such as Wroxham conveyancing search charges.

I am looking to buy a house and need a conveyancing solicitor in Wroxham who is on the Platform Home Loans Ltd conveyancing. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Platform Home Loans Ltd in certain locations such as Wroxham. We dont recommend any particular firm.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, chain free conveyancing. Wroxham is where the house is located. Can you offer any opinion?

Flying freeholds in Wroxham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wroxham you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wroxham may decide 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.

In my capacity as executor for the will of my grandfather I am selling a house in Monmouth but live in Wroxham. My solicitor (who is 200 miles from meneeds me to execute a statutory declaration prior to completion. Could you suggest a conveyancing practitioner in Wroxham to attest and place their company stamp on the document?

strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Wroxham based

I am looking at a couple of apartments in Wroxham both have about 50 years unexpired on the leases. should I be concerned?

A lease is a legal document that entitles you to use the property for a prescribed time frame. As the lease shortens the value of the lease deteriorates and it becomes more costly to acquire a lease extension. For this reason it is generally wise to extend the lease term. More often than not it is difficult to sell a property with a short lease because mortgage lenders may be reluctant to lend money on properties of this type. Lease enfranchisement can be a difficult process. We advise that you seek professional assistance from a solicitor and surveyor with experience in this arena.

I am the registered owner of a studio flat in Wroxham, conveyancing was carried out September 1996. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Wroxham with an extended lease are worth £197,000. The ground rent is £55 charged once a year. The lease expires on 21st October 2080

You have 56 years left to run we estimate the price of your lease extension to be between £29,500 and £34,000 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.