Can you help - my lawyer says that missing deeds insurance is needed on my purchase. What is the level of cover for Norfolk conveyancing?

The right level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.

Is it the case that all Norfolk solicitor firms on the Co-operative conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Co-operative conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do list licenced conveyancers on their panel and in that case the practice would be overseen by the Council of Licensed Conveyancers.

Completion of my purchase has taken place for my property in Norfolk. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am buying a new build flat in Norfolk. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Norfolk

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

How do I use your search app to get a costs illustration from a conveyancing solicitor in Norfolk on the approved list for my mortgage?

First select a lender such as Barclays , Coventry Building Society or Alliance & Leicester then specify your location for instance Norfolk. Conveyancing organisations in Norfolk and beyond should be identified.

My husband and I are a fortnight into a leasehold purchase having been recommend to solicitors by the estate agent to handle our conveyancing in Norfolk. We are not happy. Can you you assist me in finding new conveyancers?

They would have to be really poor in order to consider changing them. Has the mortgage been generated? In the event that it has you will need to make them aware of the new contact details and ensure the mortgage documents are re-issued. Your conveyancer should be on the lenders panel to avoid added charges and complications. That should be your first question of the new conveyancers. The find a solicitor tool can help you find a bank approved solicitor for your home move in Norfolk

In relation to leasehold conveyancing in Norfolk what are the most frequent lease defects?

Leasehold conveyancing in Norfolk is not unique. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage

You may encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , The Mortgage Works, and Barclays Direct all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the buyer to pull out.

I inherited a 1 bedroom flat in Norfolk, conveyancing formalities finalised in 2005. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Norfolk with over 90 years remaining are worth £171,000. The ground rent is £50 yearly. The lease ends on 21st October 2102

With 79 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.