I happen to be the only recipient of my late grandmother’s estate and I have everything in my name alone, including the my former home in Norfolk Broads. The Norfolk Broads property was put into my name in August. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my proprietorship will be treated the same way as though I had purchased the house in August. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. many mortgage companies would take a sensible view as this obligation principally exists to identify the purchase and immediately sell or the wholesaling and assigning of properties.

I am buying a property in Norfolk Broads. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?

Given that you are obtaining a mortgage with HSBC your lawyer must follow the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and lawyers are required to report to HSBC where a lease fails to satisfy these requirements. The conditions relate to the installation of panels on properties countrywide and is not isolated to Norfolk Broads.

I have finally had an offer on a flat in Norfolk Broads accepted, the sellers do however have a tied purchase. The owners have placed an offer on on an apartment, however it’s not yet agreed to, and are looking at other properties booked. I have instructed a bricks and mortar conveyancing solicitor in Norfolk Broads. What do I do now? When do I get the mortgage application with Santander started?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then valuation, Norfolk Broads conveyancing search fees, etc). First, you must check that your solicitor is on the Santander approved list. Regarding the next steps this very much dictated by the uniqueness of your transaction, desire for this property and on the state of the market. During a buoyant market many buyers will apply for the mortgage with Santander and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to proceed with searches.

Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial estate in Norfolk Broads?

Many commercial conveyancing solicitors in Norfolk Broads will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Norfolk Broads. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Norfolk Broads.

For every commercial conveyancing transaction in Norfolk Broads it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Norfolk Broads commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Norfolk Broads.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Norfolk Broads is where the house is located. Can you offer any guidance?

Flying freeholds in Norfolk Broads are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Norfolk Broads you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Norfolk Broads may determine 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 premises.

In searching the web for the words on line conveyancing in Norfolk Broads it brings up many solicitorslocally. With so much choice what is the best way to find the right conveyancing solicitor for purchase transaction?

The ideal method of choosing a suitable conveyancer is via personal recommendation, so seek the counsel of colleagues and those you trust who have bought a property in Norfolk Broads or the respected estate agent or financial adviser. Fees for conveyancing in Norfolk Broads differ, so it's a good idea to secure at least three estimates from different property lawyers. Dont forget to clarify that the fees are fixed.

I am tempted by the attractive purchase price for a couple of apartments in Norfolk Broads which have about forty five years unexpired on the leases. should I be concerned?

A lease is a right to use the premises for a period of time. As the lease gets shorter the marketability of the lease decreases and results in it becoming more expensive to extend the lease. This is why it is advisable to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We recommend you get professional help from a conveyancer and surveyor with experience in this arena.

I am the registered owner of a ground floor flat in Norfolk Broads, conveyancing was carried out 9 years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Norfolk Broads with a long lease are worth £202,000. The ground rent is £60 charged once a year. The lease expires on 21st October 2082

With only 57 years unexpired we estimate the premium for your lease extension to span between £28,500 and £33,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.