The Dersingham conveyancing firm handling our Dersingham conveyancing has spotted an inconsistency when comparing the assumptions in the home valuation survey and what is in the title deeds. My solicitor informs me that he is obliged to ensure that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s stance legitimate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

As someone unfamiliar with conveyancing in Dersingham what’s the number one tip you can give me for the ownership transfer in Dersingham

Not many law firms shout this from the rooftops but conveyancing in Dersingham or throughout Norfolk is often a confrontational process. Put another way, when it comes to conveyancing there is an abundance of room for confrontation between you and other parties involved in the ownership transfer. E.g., the seller, selling agent and sometimes the bank. Appointing a lawyer for your conveyancing in Dersingham should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the process whose interest is to act in your legal interests and to protect you.

We are witnessing a worrying creep in the "blame" culture- someone must be at fault for the process being so protracted. We recommend that you should always trust your lawyer above all other players in the home moving process.

Will my lawyer be asking questions about flooding during the conveyancing in Dersingham.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Dersingham. There are those who purchase a property in Dersingham, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Conveyancers are not best placed to offer advice on flood risk, however there are a numerous searches that may be initiated by the buyer or by their conveyancers which should give them a better appreciation of the risks in Dersingham. The conventional set of information given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to find out if the premises has ever been flooded. If the residence has been flooded in past which is not disclosed by the vendor, then a purchaser could issue a claim for damages as a result of such an inaccurate reply. A buyer’s solicitors will also commission an enviro search. This will higlight whether there is a recorded flood risk. If so, additional inquiries will need to be conducted.

I have a semi-detached Edwardian property in Dersingham. Conveyancing lawyer acted for me and Lloyds TSB Bank. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Dersingham and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing solicitor who conducted the work.

About to purchase a new build flat in Dersingham. 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 conveyancing.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Dersingham

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. There must be mutual enforceability of lessee’s covenants. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.