We are purchasing our first property. The solicitor has contact usto enquire if we wish to take out additional conveyancing searches. Unfortunately we in the dark as to what's relevant for conveyancing in Kings Lynn

The extent of Kings Lynn conveyancing searches depends primarily on the property, the location, the likelihood of any of these risks, your knowledge of the region and risks, your overall attitude to risk. What is important is that you adequately understand what information the searches could supply. Then you can decide if you consider that you need that information. Where you are unsure, ask your conveyancing practitioner to offer guidance.

My aunt passed away 10 months ago and as sole heir and executor I was left the house in Kings Lynn. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this possible?

If you intend to refinance then Principality will require that you use a conveyancer on the Principality conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Principality conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Principality mortgage is registered as a charge at the Land Registry.

I'm buying a new build house in Kings Lynn with a loan from Coventry Building Society. The sellers would not budge the price so I negotiated £7000 of additionals instead. The sale representative suggested that I not to tell my lawyer about the extras as it could jeopardize my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My father-in-law has recommend that I appoint his lawyers for conveyancing in Kings Lynn. Do I take his advice?

No doubt it’s preferable to find a conveyancing lawyer is to have referrals from friends or family who have actually used the firm you're are thinking of instructing.

I’m about to sell my basement flat in Kings Lynn. Conveyancing has not commenced, but I have just had a yearly maintenance charge invoice – Do I pay up?

It best that you pay the invoice as usual given that all ground rent and service invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I acquired a split level flat in Kings Lynn, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Kings Lynn with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 2099

With just 74 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.