It is 10 years ago since I bought my house in Diss. Conveyancing lawyers have now been appointed on the sale but I am unable to locate the title documents. Is this a major issue?

You need not be too concerned. First there is a chance that the deeds will be with your lender or they could be in the possession of the conveyancers who oversaw your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Diss relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.

My bid for a property was accepted at auction in Diss. Conveyancing is required. What happens now?

Given that you are now to all intents and purposes signed on the dotted line you should hire the services of a conveyancing solicitor soon as you will have a fast approaching a fixed date to complete the purchase. Every auction property will have a corresponding auction set of papers. This will include most,if not all of the paperwork that your lawyer will need. If you have purchased leasehold premises the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You should give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds in place to complete the transaction on the set completion date.

I am currently in the process of buying my council flat in Diss. I have a mortgage offer with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

Nottingham have agreed my mortgage in principle, my bid on a property in Diss has been accepted, what happens next?

The property agent will wish to be advised as to your conveyancing practitioner's details (make sure the conveyancers are on the lender’s panel). Telephone Nottingham or your financial adviser and finalise any outstanding forms. Nottingham will instruct a valuer who will get in contact with the estate agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes approximately ten days to get a mortgage offer. Nottingham will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Diss.

It has been four months following my purchase conveyancing in Diss concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Diss differ for new build properties?

Most buyers of new build premises in Diss come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because builders in Diss usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Diss or who has acted in the same development.

What are your top tips when it comes to appointing a Diss conveyancing practice to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Diss conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with several firms including non Diss conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

How experienced is the practice with lease extension legislation?

Diss Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing

Are there any major works on the horizon that will likely add a premium to the service costs? Are any of leasehold owners in arrears of their service charge liability?