My Conveyancer in Gorleston is not on the Nottingham Building Society Conveyancing Panel. Is it possible for me to retain my family solicitor even though they are excluded from the Nottingham Building Society panel of approved conveyancing solicitors?

The limited options available to you here include:

1. Carry on with your preferred Gorleston solicitors but Nottingham Building Society will need to instruct a solicitor on their list of acceptable firms. This will inevitably rack up the total conveyancing charges as well as result in delays.
2. Get an alternative lawyer to act in the purchase, remembering to check they are Nottingham Building Society approved.
3. Try to convince your Nottingham Building Society solicitor to try to join the Nottingham Building Society panel

What is your number one tip for choosing a conveyancing solicitor in Gorleston

We would encourage you not to base your choice on the cheapest Gorleston conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

We previously appointed solicitors based in Gorleston on the Nottingham solicitor panel. They have just billed me a separate fee for dealing with the Nottingham mortgage. Is this an additional conveyancing fee specified by Nottingham?

Provided it is contained in their Terms and Conditions or Quote then yes your lawyer is entitled to levy a fee for this. This fee is not dictated by Nottingham but by your Gorleston property lawyer. Plenty of firms on the Nottingham panel will quote an ‘acting for lender’ fee and others do not.

My husband and I have arranged a further advance on our home loan from Yorkshire BS as we want to conduct alterations to our property in Gorleston. Do we need to select a high street Gorleston solicitor on the Yorkshire BS conveyancing panel to deal with the legals?

Yorkshire BS don't usually require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS conveyancing panel.

I am buying my first flat in Gorleston with the aid of help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not reveal to my conveyancer about this side-deal as it will put at risk my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking to sell my home. My former conveyancers have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Gorleston if that makes a difference.

Please use our search tool to help you find a solicitor for your conveyancing in Gorleston. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

Looking forward to exchange soon on a garden flat in Gorleston. Conveyancing lawyers assured me that they report fully within the next couple of days. What should I be looking out for?

Your report on title for your leasehold conveyancing in Gorleston should include some of the following:

Ground rent - what is payable and what the invoice dates are, and also know whether this will change in the future Does the lease prohibit wood flooring? Repair and maintenance of the flat What remedies are open the freeholder should you breach a clause of your lease? The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.

I inherited a basement flat in Gorleston, conveyancing having been completed 8 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Gorleston with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 levied per year. The lease comes to an end on 21st October 2077

With only 52 years remaining on your lease we estimate the premium for your lease extension to range between £29,500 and £34,000 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.