I decided to go with a high street firm for our conveyancing in Costessey yesterday. Upon checking the official terms of business it is apparent thatwe are liable for charges even if our purchase aborts. Should I ditch them and select a web based conveyancing company offering no completion no charge conveyancing in Costessey?

Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will generally be higher to cover those transactions that fail to complete. Also remember that these arrangements rarely cover expenditure for example Costessey conveyancing search costs.

What is the first thing I need to know about purchase conveyancing in Costessey?

You may not hear this from too many lawyers but conveyancing in Costessey or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and other parties involved in the home moving process. For instance, the seller, estate agent and on occasion your lender. Selecting a lawyer for your conveyancing in Costessey an important selection as your conveyancer is your adviser, and is the ONLY person in the process whose role it is to protect your best interests and to keep you safe.

Every so often a potential adversary may try and persuade you that you should follow their advice. As an example, the property agent may claim to be helping by claiming that your solicitor is wrong. Or your mortgage broker may advise you to do something that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

When it comes to lenders such as Virgin Money, do Costessey conveyancing practitioners have to pay a yearly amount to be on the conveyancing panel?

We are unaware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I am purchasing a property in Costessey. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?

As your lender is Lloyds your lawyer must follow the formal instructions contained in Section two of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Lloyds where a lease does not satisfy these requirements. The specifications relate to the installation of panels on properties countrywide and is not limited to Costessey.

I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Costessey lawyer on the HSBC panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where HSBC has sent the Land Registry the discharge electronically, and
3. HSBC has instructed the Land Registry to do so

I'm refinancing my primary property to a BTL mortgage with Yorkshire Building Society and intend to use the remaining equity as a deposit on further house. The area we are interested in is Costessey. Will your solicitors be able to act for the two mortgage companies and link together the conveyances?

Do use our search tool on this site to be sure that the solicitors are approved by both lenders. On the basis that they are the conveyancer will be able to simultaneously deal with the two conveyancing matters but you should talk with you solicitor and make apparent your expectations and requirements.

What are your top tips when it comes to appointing a Costessey conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for your lease extension (regardless if they are a Costessey conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Costessey conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:

How experienced is the practice with lease extension legislation?

Costessey Leasehold Conveyancing - Examples of Queries before Purchasing

For many Costessey leaseholds the cost for major works tend not to be included within service charges, although there some managing agents in Costessey require leasehold owners to pay into a sinking fund and this is used to offset against larger repairs or maintenance. How is the lease structured? Please note if it is fewer than 80 years it will impact the salability of the flat. Check with your lender that they are happy with remaining years on the lease. A short lease means that you will almost definitely have to extend the lease at some point and it is worth finding out what this would cost. Remember, in most cases you will be be obliged to have been the owner of the premises for two years before you are legally able to extend the lease.