I have been told that property searches are a common cause of obstruction in Great Yarmouth conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in Great Yarmouth.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Great Yarmouth is where the house is located. Can you shed any light on this issue?

Flying freeholds in Great Yarmouth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Great Yarmouth you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Great Yarmouth may decide 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 property.

Is it best to instruct a Great Yarmouth conveyancing lawyer who is local to the property I am hoping to buy? We have a good friend who can deal with the conveyancing however they are based 300kilometers away.

The benefit of a local Great Yarmouth conveyancing practice is that you can attend the office to execute paperwork, present your identification documents and pester them where appropriate. Having local Great Yarmouth know how is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and in the main were content that should outweigh using an unknown Great Yarmouth conveyancing lawyer solely due to them being Great Yarmouth based.

I only have 62 years remaining on my lease in Great Yarmouth. I need to extend my lease but my landlord is absent. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to prove that you have done all that could be expected to find the landlord. For most situations a specialist should be helpful to try and locate and to produce a report which can be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Great Yarmouth.

I acquired a garden flat in Great Yarmouth, conveyancing was carried out December 1995. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Great Yarmouth with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease comes to an end on 21st October 2080

With 55 years unexpired we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.

A mortgage offer from a mortgage company for the remortgage of my 2 bedroom flat is expected by the end of next week. Are you able to recommend a low cost remortgage conveyancing practitioner in Great Yarmouth ?

You are on the wrong site if you are in need of a cheap conveyancing in Great Yarmouth. Our aim is to provide cost effective conveyancing but our intention is not to work with the cheapest lawyers. Avoid the trap of appointing brokers offering low cost conveyancing in Great Yarmouth.In your best case scenario, in opting for cheap conveyancing, you will end up with what you pay for and at worst you will end up being stung for additional fee and still not get the service required.