I am considering applying for a Leeds Building Society mortgage for purchase of a newly converted (under development) in Aylsham with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Leeds Building Society ?

There is nothing to stop you using your solicitor, but Leeds Building Society will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

We are aiming to move house in February. Does my conveyancing solicitor call the removal company on the completion day. As an aside, can you suggest a removal company in Aylsham. Conveyancing firm was chosen before I stumbled across your website.

On the afternoon of completion you will need to collect the keys from the selling agent however this can only take place when the vendors solicitors confirm to the agent that the monies to complete are in and the keys can be released. After that you can tell the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can assist you in choosing a conveyancing in Aylsham or a lawyer with expertise in conveyancing in Aylsham.

We are getting the release of further funds on our home loan from Co-operative as we want to conduct a loft conversion to our property in Aylsham. Are we obliged to appoint a local Aylsham solicitor on the Co-operative conveyancing panel to deal with the legals?

Co-operative don't usually instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative conveyancing panel.

After months of negotiation I have agreed a price on a house in Aylsham. My mortgage broker recommended their conveyancers. I paid an advanced payment of £200. A couple of days later, the conveyancer called me embarrassingly acknowledging that they were not on the RBS 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 RBS 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.

Will my solicitor be raising questions regarding flooding during the conveyancing in Aylsham.

Flooding is a growing risk for solicitors carrying out conveyancing in Aylsham. There are those who acquire a house in Aylsham, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, but there are a number of checks that can be undertaken by the purchaser or by their lawyers which should give them a better appreciation of the risks in Aylsham. The conventional set of completed inquiry forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to find out if the premises has suffered from flooding. If the property has been flooded in past and is not revealed by the vendor, then a purchaser could issue a compensation claim as a result of such an incorrect response. The purchaser’s lawyers will also order an enviro report. This will reveal if there is any known flood risk. If so, further investigations will need to be carried out.

I am a sole trader wishing to take an assignment of a lease of a shop on the high street. Can you recommend conveyancers offering competitive costs for commercial conveyancing in Aylsham for less than 1500k?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Aylsham, including the disposal and purchase of businesses as well as simply property. Whether you are looking to purchase or sell a shop, pub, restaurant, office, retail premises or a whole business we will find you the right firm. As for the costs these will vary based on the structure and complexity of the proposed transaction. Please provide us with your details or phone so as to enable us to supply you with a fixed commercial conveyancing calculation.

I am a negotiator for a reputable estate agency in Aylsham where we have witnessed a number of leasehold sales jeopardised due to short leases. I have been given conflicting advice from local Aylsham conveyancing firms. Could you confirm whether the seller of a flat can commence the lease extension process for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I acquired a 1st floor flat in Aylsham, conveyancing having been completed in 2000. Can you work out an approximate cost of a lease extension? Equivalent properties in Aylsham with over 90 years remaining are worth £191,000. The ground rent is £55 yearly. The lease expires on 21st October 2080

With 54 years remaining on your lease we estimate the premium for your lease extension to range between £32,300 and £37,400 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.