Am I correct in assuming that the fact that my solicitor in Cromer is not identified on my bank's solicitor panel that there is a problem with the standard of her work?

That is more than likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Cromer conveyancing practice and ask them why they are no longer on the approved list for your bank.

My bid for a property was accepted at auction in Cromer. Conveyancing is needed. What is next?

Now that you are legally bound yourself to purchase you will need to retain a conveyancing lawyer soon as you now have a tight deadline in which to complete the property. All auction property will ordinarily have an associated legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You must hand this to your appointed conveyancing solicitor ASAP. Do make sure that you have funds organised to complete on the date specified in the contract.

We are getting the release of further funds on our home loan from Clydesdale as we want to carry out a loft conversion to our home in Cromer. Are we obliged to choose a bricks and mortar Cromer solicitor on the Clydesdale conveyancing panel to deal with the paperwork?

Clydesdale do not ordinarily instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.

I am currently in the process of buying my council flat in Cromer. I have a mortgage agreed with Principality. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.

Should our conveyancer be raising enquiries regarding flooding during the conveyancing in Cromer.

The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Cromer. Some people will purchase a house in Cromer, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, however there are a various checks that may be carried out by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Cromer. The conventional set of property information forms supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual inquiry of the seller to determine whether the premises has historically flooded. In the event that flooding has previously occurred and is not revealed by the vendor, then a purchaser could bring a legal claim for losses as a result of such an misleading reply. A buyer’s conveyancers may also commission an enviro search. This should disclose if there is any known flood risk. If so, additional investigations will need to be conducted.

The estate agent has sent us the confirmation of our purchase of a new build flat in Cromer. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Cromer

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

How do I use your search app to choose a conveyancing lawyer in Cromer on the authorised to act for my mortgage?

First pick a mortgage company such as Santander, Skipton Building Society or Britannia then type in your location for instance Cromer. Conveyancing organisations in Cromer and beyond will then be identified.