At what point will exchange of contracts happen for sale conveyancing in Great Yarmouth and am I required to be at the solicitors branch?

If you are near to our conveyancing solicitors in Great Yarmouth you are welcome to come in to sign the paperwork. However, the firms we work with offer countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when dealing with you electronically. The executing of the purchase agreement is not the important part. Signing on the dotted line simply enables the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Great Yarmouth)to be in the office at the appropriate time.

My bank has recommended solicitors on their panel based in Great Yarmouth but I would rather choose a conveyancing lawyer in Great Yarmouth or nearer to where I live. Can you assist?

Far from all Great Yarmouth conveyancing firms are on all lender’s conveyancing panel. Do make the most of the above find an approved solicitor tool to locate a Great Yarmouth conveyancing firm on the on the bank panel.

My wife and I are in the process of viewing houses in Great Yarmouth and I am about to put in an offer. Is it best to have my conveyancing practitioner on ‘stand by’? I will be getting a home loan with Co-operative.

It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are seeking a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.

Completion of my purchase has taken place for my property in Great Yarmouth. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I was told two weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Great Yarmouth is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Due to the guidance of my in-laws I had a survey completed on a house in Great Yarmouth prior to instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some lenders will not grant a mortgage on a flying freehold home.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Great Yarmouth. Conveyancing will be smoother if you use a solicitor in Great Yarmouth especially if they are familiar with such properties in Great Yarmouth.

Last September I purchased a leasehold property in Great Yarmouth. Am I liable to pay service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Great Yarmouth Leasehold Conveyancing - Sample of Queries Prior to buying

The prefered form of lease arrangement is a share of the freehold. In this arrangement the tenants have control and even though a managing agent is usually retained if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. The answer will be useful as a) areas could result in problems for the block as the common areas may start to deteriorate if services are not paid for b) if the tenants have an issue with the running of the building you will want to have all the details What is the the remaining lease term?