Having been told to check out your service we were going to use a conveyancing solicitor in Hethersett endorsed on your site but have come across some other fee calculations on the internet look less pricey – why is this?

One can find numerous solicitors offering at first sight what seems to be cut price. We suggest that you give due consideration as to how much you respect your own move to you are willing to take 'cheap' risks with regard to the standard of the legal work. Some hide additional charges well inside the terms of business. The conveyancers that we list for conveyancing in Hethersett will notbehave this way.

Last July we completed a house move in Hethersett. We have since encountered a number of problems with the house which we believe were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been ordered as part of conveyancing in Hethersett?

It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Hethersett. Conveyancing searches and investigations undertaken during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a property owner answers a questionnaire called a SPIF. If the information ends up being misleading, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Hethersett.

I am helping my step-mother sell her flat in Hethersett. Will the conveyancing solicitor arrange an EPC or should I organise this?

After the abolition of Home Packs, EPC’s became a compulsory element of moving property. An energy performance certificate must be to hand before the property is advertised. This is not something that lawyers ordinarily arrange. Where you are using a Hethersett conveyancing practitioner they may be willing to arrange EPC’s due to their contacts with long established local assessors

Two weeks ago we had a mortgage agreed in principle with Aldermore. Hethersett conveyancing solicitors were chosen. How long does it take for Aldermore to send the offer to the conveyancer?

There is no definitive answer here. Have Aldermore conducted the survey? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Hethersett solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Hethersett surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

What is different about your site and alternative online quote calculators when it comes to conveyancing in Hethersett?

At this site secure a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Hethersett. Unlike many estate agents and brokerage sites we are not in the business of charging firms a commission if you appoint them for your property ownership legalities in Hethersett

Two months into a sale of a flat in Hethersett. Conveyancing is fine but we have been asked to pay a fortune by the landlord. To date we have issued a cheque for £225 for a leasehold management information and then another £134.40 for additional questions raised by the purchaser's solicitor.

Neither you or your property lawyer will have any say over the level of the fee for this information but the average fee for the information for Hethersett leasehold premises is £395. For Hethersett conveyancing sales it is standard for the vendor to cover the costs. The landlord or their agents are under no statutory obligation to address such questions although many will agree to do so - albeit often at exorbitant prices disproportionate to the work involved. Unfortunately there is no statute that requires fixed fees for administrative tasks. Neither is there any statutory time limit by which they are required to issue the information.