Is the fact that my conveyancer in Mundesley is not identified on my bank's solicitor panel that there is a problem with the quality of his work?

It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Mundesley conveyancing practice and ask them why they are no longer on the approved list for your lender.

My aunt passed away 10 months ago and as sole heir and executor I was left the property in Mundesley. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this allowed?

If you plan to refinance then Santander will require that you use a conveyancer on the Santander 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 Santander 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 Santander mortgage is registered as a charge at the Land Registry.

How does conveyancing in Mundesley differ for newly converted properties?

Most buyers of new build premises in Mundesley come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is completed. This is because builders in Mundesley typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Mundesley or who has acted in the same development.

Given that I am about to spend 450k on 3 bedroom house in Mundesley I wish to talk to a conveyancer regarding thetransaction in advance of appointing the firm. Can this be arranged?

We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer who will be conducting your property ownership legalities in Mundesley.There is no ‘factory style conveyancing’ - each client is an important person, not a file number. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in Mundesley should be the amount on the final invoice that you end up paying.

Expecting to complete next month on a leasehold property in Mundesley. Conveyancing solicitors have said that they report fully next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Mundesley should include some of the following:

Ground rent - what is due and when you need to pay, and also know whether this will change in the future Are you allowed to have a pet in the flat? Alterations to the property What options are available to the landlord where you breach a clause of your lease? You should have a good understanding of the building insurance requirements

I invested in buying a 1st floor flat in Mundesley, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Mundesley with an extended lease are worth £176,000. The ground rent is £50 invoiced annually. The lease ceases on 21st October 2105

With just 80 years left to run the likely cost is going to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.