My wife and I are looking to purchase a house in Cringleford and have appointed a Cringleford conveyancing firm. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Aldermore have this afternoon contacted us to inform me that they have now hit a problem as our Cringleford conveyancer is not on their conveyancing panel. Please explain?

Where you are buying a property with the assistance of a mortgage it is usual for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Cringleford solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

I am buying a property mortgage free in Cringleford. I have resided for the last 15 years in Cringleford. Conveyancing searches are expensive. As I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?

Provided that you do not need a home loan, then all but one or two of the Cringleford conveyancing searches are non-obligatory. Your solicitor will 'advise', perhaps strongly, that you should have searches done, but he has a professional duty to do this. One thing to take into account; if you are intend to sell the house in the future, it will likely be be of interest to your future purchaser what the searches determine. There are plenty of instances where houses with day to day issues can still throw up adverse search results. A good conveyancing solicitor in Cringleford should provide you some helpful advice concerning this.

Should commercial conveyancing searches disclose impending roadworks that could impact a commercial land in Cringleford?

Its becoming the norm that commercial conveyancing solicitors in Cringleford will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Cringleford. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cringleford.

For each commercial conveyancing transaction in Cringleford it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Cringleford commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Cringleford.

I used Wolstenholmes a few years ago for my conveyancing in Cringleford. Now, I need my documents but the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cringleford of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am in need of some leasehold conveyancing in Cringleford. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and most are in Cringleford - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Cringleford Leasehold Conveyancing - Examples of Queries before Purchasing

How much is the annual maintenance fee and ground rent? This information is useful as a) areas can cause problems for the building as the communal areas may start to deteriorate where maintenance remain unpaid b) if the leaseholders have an issue with the managing agents you will want to know about it Are there any major works anticipated that could increase the maintenance costs?