Is the fact that my conveyancer in Norwich is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Norwich conveyancing firm and ask them why they are no longer on the approved list for your bank.

Have just purchased a repossessed house at auction in Norwich. Conveyancing is required. What are my next steps?

Having exchanged you should instruct a conveyancing lawyer quickly as you are facing a tight a fixed date to complete the conveyancing. An auction property will ordinarily have an associated legal pack. This will likely include evidence of title and search results. Where you are dealing with leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to hand this to the solicitor instructed by you as soon as possible. You also need to ensure that you have funds in place to complete on the on the contractual date .

Can you point me to a directory of Coventry BS panel solicitors in Norwich on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings available over the internet. Where you are in need of a Norwich conveyancing practitioner on the Coventry BS please make the most of our tool.

Intending to buy a flat in Norwich. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Norwich conveyancing practitioner is on the Clydesdale conveyancing panel.

Will our conveyancer be asking questions about flooding during the conveyancing in Norwich.

The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Norwich. Plenty of people will buy a property in Norwich, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, however there are a various checks that can be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Norwich. The conventional set of completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the seller to discover if the premises has suffered from flooding. If the property has been flooded in past which is not disclosed by the vendor, then a buyer may issue a legal claim for losses stemming from an inaccurate response. A buyer’s lawyers will also carry out an enviro search. This will disclose whether there is a recorded flood risk. If so, more detailed investigations will need to be carried out.

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have just found out that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a leasehold house in Norwich. Conveyancing advisers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Norwich ?

The majority of houses in Norwich are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Norwich so you should seriously consider shopping around for a Norwich conveyancing solicitor and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your conveyancer should report to you on the legal implications.

I bought a 2 bed flat in Norwich, conveyancing having been completed 7 years ago. How much will my lease extension cost? Comparable flats in Norwich with over 90 years remaining are worth £185,000. The ground rent is £65 invoiced every year. The lease terminates on 21st October 2086

You have 61 years unexpired we estimate the price of your lease extension to be between £18,100 and £20,800 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

We are about to complete buying a house in Norwich but as a consequence of wreckage from the recent storms I have agreed reparation from the vendor of four thousand pounds by way of a reduction in the price. This was going to be addressed as part of the conveyancing process however the mortgage company will not agree to this. Why were they involved?

Any conveyancer listed on the mortgage company approved list is required to disclose to the mortgage company of any amendments to the purchase price. If you were to refuse your conveyancer to disclose the reduction to your bank then they would need to disinstructing themselves from acting for you and the bank.