I have been advised by my lawyer that flying freehold insurance is needed on my purchase. What is the level of cover for Fakenham conveyancing?

The right level of flying freehold indemnity insurance depends on your lender. It would differ for example between Halifax and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such policies.

I am currently in the process of buying my council flat in Fakenham. I have a mortgage offer with Santander. Conveyancing is new to me. 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 Santander, you will need to appoint a solicitor on the Santander conveyancing panel.

About to purchase maisonette in Fakenham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Fakenham conveyancer is on the Aldermore conveyancing panel.

Will commercial conveyancing searches disclose proposed roadworks that may impact a commercial estate in Fakenham?

Many commercial conveyancing solicitors in Fakenham will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Fakenham. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Fakenham.

For every commercial conveyancing transaction in Fakenham it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Fakenham commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Fakenham.

I decided to have a survey carried out on a property in Fakenham ahead of retaining conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some lenders tend not give a loan on such a premises.

It varies from the lender to lender. Santander has different requirements for example to Nationwide. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Fakenham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Fakenham to see if the conveyancing will be more expensive.

Do you have any top tips for leasehold conveyancing in Fakenham from the perspective of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Fakenham can be bypassed if you get in touch lawyers the minute you market your property and request that they start to collate the leasehold information needed by the buyers’ representatives.
You believe that you know the number of years remaining on your lease but it would be advisable verify this via your solicitors. A purchaser's conveyancer will be unlikely to recommend their client to where the lease term is less than 75 years. In the circumstances it is important at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. Some Fakenham leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. If you have carried out any alterations to the premises would they have required Landlord’s permission? In particular have you laid down wooden flooring? Fakenham leases often stipulate that internal structural alterations or laying down wooden flooring require a licence issued by the Landlord acquiescing to such changes. If you fail to have the consents to hand do not contact the landlord without contacting your conveyancer before hand.

Fakenham Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

How many years are left on the lease? Are any of leasehold owners in arrears of their service charge payments? For most Fakenham leaseholds the outlay for major works tend not to be included within maintenance charges, albeit that a few managing agents in Fakenham ask tenants to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance.

I am just shy of a 10% deposit on my house purchase in Fakenham , but I am keen proceed. What can I do?

You can agree a lower deposit. Most sellers will accept a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment