Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who did the conveyancing in Norfolk 4 years ago are no longer around. What are my options?

These day there are copies made of almost everything, and your lawyer will know exactly where to locate all the appropriate paperwork so you can buy or dispose of your property without any difficulty. Where copies can’t be found, your conveyancer can put in place insurance or indemnities against future claims on the premises.

I am buying a new build house in Norfolk with a mortgage from Norwich and Peterborough Building Society. The developers refused to budge the price so I negotiated £7000 of extras instead. The sale representative suggested that I not disclose to my solicitor about this deal as it will impact my loan with the bank. Should I keep quiet?.

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.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Norfolk is the location of the property. What do you suggest?

Flying freeholds in Norfolk are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Norfolk you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Norfolk may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

How easy is it to change firm as I need to find one who is on the Lloyds TSB Bank conveyancing list. I hired a local conveyancing solicitor in Norfolk five minutes from me but she is not accepted by Lloyds TSB Bank

It would be our pleasure to help you find a conveyancing solicitor in Norfolk on the Lloyds TSB Bank panel. Please note that the law firms that we work with do not pay us a referral fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Norfolk. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Norfolk.

Do you have any top tips for leasehold conveyancing in Norfolk with the purpose of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Norfolk can be avoided where you appoint lawyers the minute your agents start advertising the property and request that they start to collate the leasehold documentation which will be required by the purchasers’ lawyers.
If you are supposed to have a share in the freehold, you should make sure that you have the original share certificate. Arranging a duplicate share certificate can be a time consuming process and delays many a Norfolk home move. If a new share is required, you should approach the company officers or managing agents (where applicable) for this sooner rather than later. A minority of Norfolk leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. You believe that you know the number of years remaining on your lease but it would be wise to double-check via your lawyers. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the lease term is below 75 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.

I inherited a studio flat in Norfolk, conveyancing was carried out in 2011. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Norfolk with over 90 years remaining are worth £186,000. The ground rent is £55 invoiced every year. The lease finishes on 21st October 2077

With just 53 years unexpired the likely cost is going to span between £27,600 and £31,800 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.