I am assisting my mother sell her flat in Norfolk. Will the solicitor arrange the energy assessment or it is for me to coordinate?
Following the abolition of Home Information Packs, energy performance certificates became a compulsory element of moving property. An EPC must be to hand in advance of the property being advertised. It is not as aspect of the sale process that conveyancers normally organise. If you are instructing a Norfolk conveyancing lawyer they might help arrange energy assessments given their contacts with long established local providers
My bid for a property was accepted at auction in Norfolk. Conveyancing is needed. What is next?
Given that you are now legally committed yourself to purchase you should find a conveyancing practitioner as a matter of priority as you will have a fast approaching deadline in which to complete the deal. All auction property will have a bespoke legal pack. This will likely include most,if not all of the documents that your solicitor requires. In the case of leasehold premises the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You must hand this to the lawyer working for you at the earliest opportunity. You also need to ensure that your finances are organised to complete the transaction on the set completion date.
I have instructed a Norfolk lawyer having checked that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Norfolk surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Norfolk differ for newly converted properties?
Most buyers of new build residence in Norfolk contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Norfolk usually buy the site, 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 conveyancing solicitors 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 £195,000 and identified one close by in Norfolk I like with amenity areas and transport links nearby, however it only has 49 years unexpired on the lease. I can't really find anything else in Norfolk for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a home loan the remaining unexpired lease term will be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
How simple is it to swap conveyancer as I need to choose one who is on the Britannia conveyancing panel. I hired a local conveyancing solicitor in Norfolk five minutes from me but she is not accepted by Britannia
It would be our pleasure to help you find a conveyancing solicitor in Norfolk on the Britannia panel. Please note that the solicitors that we on the directory do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Norfolk. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Norfolk.
How and when do I pay the Stamp Duty Land Tax due for my Norfolk property purchase?
The majority of property lawyers tend to fill out a Land Transaction Return Form on your behalf as part of your Norfolk conveyancing transaction for you to sign. On completion your conveyancing practitioner will submit your Land Transaction Return Form to the Inland Revenue and - assuming they have the money - settle any land tax payable on your behalf.