I am getting a mortgage offer from Nat West. I intend to enlist the help of a Licensed Conveyancer in East Harling. Does the Nat West Conveyancing panel allow for conveyancers regulated by the CLC?

The Nat West conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

As a FTB what is the most important advice you can give me about purchase conveyancing in East Harling?

You may not hear this from too many lawyers but conveyancing in East Harling and elsewhere in Norfolk is often a confrontational process. In other words, when it comes to conveyancing there exists plenty of opportunity for friction between you and others involved in the legal transfer of property. For instance, the vendor, selling agent and on occasion a mortgage company. Selecting a law firm for your conveyancing in East Harling an important selection as your conveyancer is your adviser, and is the ONE party in the transaction whose interest is to act in your best interests and to protect you.

Sometimes a third party with a vested interest will try and sway you that you should follow their advice. For instance, the estate agent may claim to be assisting by claiming that your solicitor is wrong. Or your mortgage broker may tell you to do take action that is against your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

We're first time buyers - had an offer accepted, but the estate agent informed us that the owners will only move forward if we instruct their recommended conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a family solicitor used to conveyancing in East Harling

We suspect that the seller is not behind this ultimatum. If they require ‘a quick sale', taking such a hostile approach to a serious purchaser is not the way to achieve this. Contact the owners directly and explain that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you are chain free (d) you wish to move quickly (e)however you will continue to use your preferred East Harling conveyancing lawyers - rather thanthe ones that will give their negotiator at the agency a kickback or achieve conveyancing figures demanded by head office.

I work for a long established estate agency in East Harling where we have witnessed a number of flat sales put at risk as a result of short leases. I have been given inconsistent advice from local East Harling conveyancing firms. Please can you shed some light as to whether the owner of a flat can initiate the lease extension formalities for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Leasehold Conveyancing in East Harling - Sample of Questions you should ask before Purchasing

Is there a share of the freehold? For most East Harling leaseholds the outlay for major works are not included within service charges, although some managing agents in East Harling ask leaseholders to pay into a sinking fund and this is used to offset against major works. Plenty East Harling leasehold flats will be liable to pay a service bill for maintenance of the building levied by the landlord. Where you buy the flat you will have to pay this amount, usually quarterly accross the year. This may vary from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal areas. There will also be a rentcharge for you to pay yearly, this is usually not a exorbitant sum, say approximately £25-£75 but you should to check as on occasion it can be many hundreds of pounds.

I today plan to offer on a house that appears to be perfect, at a great figure which is making it all the more appealing. I have just been informed that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in East Harling. Conveyancing solicitors have not yet been appointed. Will they explain the issues?

Most houses in East Harling are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area can help the conveyancing process. We note that you are purchasing in East Harling in which case you should be shopping around for a East Harling conveyancing practitioner and be sure that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’sconsent to conduct changes to the property. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your lawyer will report to you on the legal implications.