My wife and I are about to complete buying a house in Hunstanton but as a consequence of damage from the recent storms I have managed to agree reparation from the current proprietors in the sum of six thousand pounds taking the form of a adjustment in the price. I had intended this to be addressed as part of amending the contract yet Kent Reliance are not allowing this. Why were they approached?

Any conveyancing practitioner being on a Kent Reliance conveyancing panel is required to advise Kent Reliance of any variations to the sale price. If you prohibit your property lawyer to notify the reduction to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new property lawyer for your conveyancing in Hunstanton.

I am buying a new build apartment in Hunstanton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Hunstanton

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

Over the last few months I have been searching for a ground for flat up to £235,500 and found one close by in Hunstanton I like with a park and station nearby, however it's only got 61 remaining years left on the lease. There is not much else in Hunstanton for this price, so just wondered if I would be making a mistake acquiring a short lease?

Should you need a mortgage the remaining unexpired lease term will likely be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.

Am I best advised to go with a Hunstanton conveyancing solicitor in close proximity to the house I am purchasing? I have an old university friend who can conduct the legal formalities but his firm is located 400kilometers away.

The primary upside of using a local Hunstanton conveyancing practice is that you can attend the office to execute documents, deliver your identification documents and pester them where appropriate. Having local Hunstanton know how is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and the majority were impressed that must outweigh using an unfamiliar Hunstanton conveyancing solicitor just because they are local.

How easy is it to change a solicitor as I need to find a Hunstanton based conveyancer who is on the lender conveyancing panel. Is it practical to instruct different lawyers?

If you haven't yet instructed a solicitor to start work and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Hunstanton that you're thinking of instructing.