We note that you have a post code search directory listing solicitors on the Virgin Money conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Norfolk?

We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Norfolk.

Just acquired a semi-detached house in Norfolk , how long should it take for the Land Registry to record my ownership? My Norfolk conveyancing solicitor has been very slow, so I want to check the registration formalities are addressed.

There is nothing unique about conveyancing in Norfolk registration formalities. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and if the Land registry have to notify any 3rd persons or bodies. Currently roughly 80% of such applications are fully dealt with within 12 days but some can be subject to protracted delays. Historically registration takes place once the purchaser has moved in to the property thus post completion formalities is not typically top priority but where there is a degree of urgency associated with the registration then you or your lawyers could speak with the land registry and explain the circumstances.

How does conveyancing in Norfolk differ for newly converted properties?

Most buyers of new build or newly converted property in Norfolk approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in Norfolk tend to acquire the real estate, 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 Norfolk or who has acted in the same development.

I have been on the look out for a leasehold apartment up to £305k and found one round the corner in Norfolk I like with amenity areas and station nearby, however it's only got 51 years on the lease. There is not much else in Norfolk suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a mortgage the shortness of the lease will be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

I dont have enough spare cash to pay a 10% deposit on my flat purchase in Norfolk , but I still want to go ahead. Do I have options?

You can agree a lower deposit. Many property owners will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute