Having been referred to your web site we were going to appoint conveyancing solicitor in Cromer endorsed using your comparison tool but have come across some other estimates on the internet look cheaper – why is this?

There are plenty of conveyancing outfits offering theoretically looks to be cut price. Our recommendation is to think twice as to how much you respect your own move to you are willing to take 'cheap' risks concerning the quality of the legal work. Some embed additional charges deep into the terms and conditions. The conveyancers that we list for conveyancing in Cromer will notbehave this way.

I had a mortgage agreed in principle with . Cromer conveyancing practitioners were chosen. How long does it take for to issue the offer to the ?

Some lenders take longer than others. Have completed the survey? Have you advised as to your lawyers' details and checked that your lawyers are on the conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being pedantic. The Cromer solicitor who is on the conveyancing panel is happy to accept ‘lack of building regulation’ insurance but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My sealed bid on a semi in Cromer has been accepted, but there is a chain. The owners have put an offer on a property, however it’s not yet agreed to, and are looking at other properties in the pipeline. I have selected a high street conveyancing solicitor in Cromer. What do I do now? At what stage should I apply for the mortgage with ?

It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx one thousand pounds, then survey, Cromer conveyancing search fees, etc). The first thing to do is ensure that your is on the approved list. Regarding the next phase this very much dictated by the uniqueness of your transaction, attraction to this property and on the state of the market. In a hot market many purchasers would apply for the mortgage with and pay for the valuation and only if it was satisfactory would they request their to press on with the conveyancing in Cromer.

Should my solicitor be making enquiries about flooding as part of the conveyancing in Cromer.

The risk of flooding is if increasing concern for lawyers dealing with homes in Cromer. There are those who acquire a house in Cromer, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house 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 as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, but there are a various checks that may be initiated by the buyer or by their solicitors which can give them a better understanding of the risks in Cromer. The conventional set of completed inquiry forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to find out if the premises has ever been flooded. If the residence has been flooded in past and is not revealed by the vendor, then a purchaser could commence a legal claim for losses resulting from an incorrect answer. A purchaser’s conveyancers should also commission an environmental search. This will disclose if there is any known flood risk. If so, additional investigations should be carried out.

I am purchasing a new build house in Cromer with a mortgage from . The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not disclose to my conveyancer about this deal as it will jeopardize my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a flat up to £195,000 and identified one round the corner in Cromer I like with amenity areas and transport links in the vicinity, the downside is that it only has 51 remaining years left on the lease. There is not much else in Cromer in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a home loan that many years will likely be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.