AssumingI was to buy a simple residential propertyin Norwich for cash and dispense with a survey and no local authority searches how much would I expect to have to pay for conveyancing in Norwich?

The sole reduction in fees you would achieve is the costs for searches. Your still got to do everything else - money laundering, communicating with the vendors , stamp duty return, register the property etc. You might save a bit for them not needing to register a charge however it won't be a lot.

As someone unfamiliar with the Norwich conveyancing process what is the number one tip you can impart concerning the ownership transfer in Norwich

Not many law firms or advisers will tell you this but conveyancing in Norwich and elsewhere in is an adversarial experience. In other words, when it comes to conveyancing there exists an abundance of opportunity for friction between you and others involved in the transaction. For instance, the seller, selling agent and even potentially the bank. Choosing a solicitor for your conveyancing in Norwich should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the process whose interest is to look after your best interests and to protect you.

Sometimes a third party with a vested interest will try and sway you that it is in your interests to do things their way. As an example, the selling agent may claim to be assisting by claiming that your lawyer is wrong. Or your financial adviser may advise you to do take action that is against your solicitors guidance. You should always trust your lawyer above all other parties in the conveyancing process.

Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who handled the conveyancing in Norwich 5 years ago have long since closed. What are my options?

You no longer need to hold title original deeds to establish that you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.

I am buying a new build flat in Norwich. 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 legal work.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Norwich

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Forfeiture - bankruptcy or liquidation must not apply under this provision.

My wife and I purchased a leasehold flat in Norwich. Conveyancing and mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Norwich who acted for me is not around. Any advice?

The first thing you should do is contact HMLR to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to instruct a Norwich conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a leasehold flat in Norwich, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Norwich with a long lease are worth £165,000. The ground rent is £45 per annum. The lease ceases on 21st October 50

With only 50 years left to run the likely cost is going to span between £36,100 and £41,800 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.