My Norfolk solicitor has spotted a discrepancy between the surveyor’s assumptions in the home valuation report and what is in the conveyancing documents. My solicitor informs me that he must check that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s stance correct?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
What is the optimum way to investigate if the solicitor handling my conveyancing in Norfolk is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for The Mortgage Works thus spending £175.00 in further conveyancing costs.
Feel free to take advantage of the find a conveyancing panel solicitor tool on this site. Pick the lender and type ‘Norfolk’ or your preferred area and you will be presented with a number of lawyer offices in Norfolk or by proximity to you.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Norfolk. Conveyancing is necessary evil 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.
Set out below are examples of a few leasehold new build questions that you may 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 supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Should I appoint a Norfolk conveyancing lawyer based in the area that I am hoping to buy? An old friend can handle the legal formalities however they are based a couple of hundredmiles away.
The benefit of a local Norfolk conveyancing firm is that you can drop in to sign documents, hand in your ID and pester them where appropriate. They will also have local knowledge which is a bonus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were content that must trump using an unknown Norfolk conveyancing lawyer solely due to them being local.
We expect to complete the sale of our £350,000 garden flat in Norfolk next week. The landlords agents has quoted £396 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Norfolk?
Norfolk conveyancing on leasehold maisonettes typically involves fees being invoiced by landlords agents :
Addressing pre-exchange enquiries
Where consent is required before sale in Norfolk
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Norfolk Leasehold Conveyancing - Examples of Questions you should ask Prior to buying
On the whole the cost for major works tend not to be incorporated into the service charges, albeit that there some managing agents in Norfolk ask leasehold owners to pay into a sinking fund and this is used to offset against major repairs or maintenance. Best to be warned whether changing the roof or some other significant cost is anticipated to be shared between the tenants and may well materially increase the the service fees or necessitate a one time payment. Does the lease include onerous restrictions?