I am not in a position to travel far from Kings Lynn. Please explain the reason why all Kings Lynn property lawyers are not on all mortgage company panels?

Even though it may seem unfair for mortgage companies to limit who can represent them, from the public’s or conveyancer’s perspective, the other side of the coin is that lenders are increasingly anxious and consider it imperative to protect them from mortgage fraud. As a result of this concern banks are limiting their conveyancing panel to a size that they are happy to control.

My wife and I have just purchased a house in Kings Lynn. We have noticed several issues with the house which we consider were overlooked in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been carried out for conveyancing in Kings Lynn?

The query is not clear as to the nature of the problems and if they are relate to conveyancing in Kings Lynn. Conveyancing searches and investigations initiated during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a property owner completes a form called a Seller’s Property Information Form. If the information ends up being inaccurate, you may have a misrepresentation claim against the owner 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 Kings Lynn.

Can I use your services to find a Conveyancing solicitor in Kings Lynn even if I’m not purchasing or disposing of a house, for instance if I want to acquire a shop in Kings Lynn with a loan from Godiva Mortgages Ltd?

Our search tool is predominantly there to locate residential conveyancing solicitors in Kings Lynn but we have listed at the bottom of this page a selection of Kings Lynn commercial conveyancing firms. You will need to speak with the company directly to check if they are also authorised to represent Godiva Mortgages Ltd

I have a renovated Victorian property in Kings Lynn. Conveyancing lawyer acted for me and Barnsley Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kings Lynn and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing lawyer who conducted the purchase.

I am hoping to exchange soon on a ground floor flat in Kings Lynn. Conveyancing solicitors have said that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Kings Lynn should include some of the following:

What you can do if another tenant in the building breaches a clause of their lease? The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. How long the lease is. You should receive guidance as what happens when the lease ends, and aware of the importance of the 80 year mark What options are available to the landlord where you are in breach of your lease terms? You should receive a copy of the lease

Kings Lynn Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to buying

Where a Kings Lynn lease has no more than 80 years it will impact the value of the flat. Check with your mortgage company that they are happy with remaining years on the lease. A short lease means that you will probably have to extend the lease sooner rather than later and it is worth finding out what this would cost. Remember, in most cases you would need to own the property for 24 months in order to be eligible to exercise a lease extension. It would be sensible to discover as much as you can concerning the managing agents as they will either make your life much simpler or uncomfortable. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to practical matters like the tidiness of the communal areas. You should not be shy to ask prospective neighbours what they think of their management. On a final note, investigate as to the dates that you are obliged pay the service charge to the appropriate party and precisely what it includes. Most Kings Lynn leasehold properties will have a service bill for maintenance of the block set by the freeholder. Where you purchase the flat you will have to meet this liability, normally in instalments accross the year. This may vary from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. In all probability there will be a rentcharge for you to pay yearly, normally this is not a significant sum, say about £50-£100 but you need to enquire as occasionally it could be prohibitively expensive.