My solicitor has uncovered a defect with the lease for the property we are purchasing in Kings Lynn. The seller’s lawyers have offered defective title insurance as a workaround. We are content with insurance and will cover the costs. Our says that he must check that the bank is content with this solution. Who is the client here, us or the lender?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your will have no choice but to discontinue acting for you.

Having sold my house in Kings Lynn last September but the buyer keeps Skype messaging me complaining that his conveyancer needs to hear from mylawyer. What are the post completion sale formalities now that I have sold?

Following your disposal your conveyancer should forward the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. Depending on the transaction, your conveyancer must also evidence that the home loan has been repaid to the buyers conveyancers. There are no post completion procedures peculiar conveyancing in Kings Lynn.

A friend suggested that if I am purchasing in Kings Lynn I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is occasionally included in the estimate for your Kings Lynn conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Kings Lynn around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Kings Lynn Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Kings Lynn Education with plans and statistics, Local Amenities and other useful information concerning Kings Lynn.

About to purchase a new build apartment in Kings Lynn. 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.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Kings Lynn

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Taking into account that I will soon part with £400,000 on a house in Kings Lynn I would like to have a conversation with the lawyer about mytransaction before giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - we would be happy to talk to you we do not take any clients on without you liaising with the conveyancer due to be doing your conveyancing in Kings Lynn.There is no ‘factory style conveyancing’ - every client is unique person, not a case reference. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in Kings Lynn should be the amount on the final invoice that you are charged.