How do I identify reasonably priced conveyancing in Great Yarmouth?

First ask your friends and family whom they would seek assistance from.

Second, look on the internet for conveyancing in Great Yarmouth. Ring a couple or more firms listed and ask them to send you their conveyancing costs illustrations and speak to the lawyer who will conduct your conveyancing in advance ofcommitting.

Third is to use this site to assist you in finding the right lawyers for you based on your individual factors including location,speed, complications and who your intended lender is. Do not be teased by low cost conveyancing in Great Yarmouth

My husband and I are refinancing our apartment in Great Yarmouth with Virgin Money. We have a son 19 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have two concerns (1) Is this form unique to the Virgin Money conveyancing panel as he did not need to sign this form when we bought 5 years ago (2) Does our son by signing this extinguish his rights to inherit the property?

First, rest assured that your Virgin Money conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Virgin Money. This is solely used to protect Virgin Money if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Virgin Money had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

I am buying a new build flat in Great Yarmouth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Great Yarmouth

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Great Yarmouth is the location of the property. What do you suggest?

Flying freeholds in Great Yarmouth are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Great Yarmouth you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Great Yarmouth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My husband and I intend to purchase our first home in Great Yarmouth. Conveyancing practitioner has been instructed. The mortgage adviser pointed out that a survey is not necessary as the house is only 17 years old.

The bare minimum you need a Home Buyer's Report. As the property was built more than a decade ago the property will not come with a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report could be sufficient. They will highlight any apparent issues and suggest further investigation where relevant. Where there are any signs of problems get a full structural survey.