What happens if my lawyer’s firm is suspended from the Virgin Money Solicitor panel ahead of completing my conveyancing in Sandringham?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

How does conveyancing in Sandringham differ for newly converted properties?

Most buyers of new build property in Sandringham come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in Sandringham usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Sandringham or who has acted in the same development.

Given that I am about to spend over three hundred thousand on a garden flat in Sandringham I wish to talk to a conveyancer about mytransaction prior to instructing the firm. Is this something that you can arrange?

This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you liaising with the lawyer who will be conducting your conveyancing in Sandringham.There is no ‘factory style conveyancing’ - each client is unique individual, not a case reference. The practices that we put you in touch with believe that the fees you are quoted for your conveyancing in Sandringham should be the amount on the final invoice that you end up paying.

I am in need of some leasehold conveyancing in Sandringham. Before diving in I require certainty as to the remaining lease term.

If the lease is registered - and most are in Sandringham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I acquired a ground floor flat in Sandringham, conveyancing formalities finalised 10 years ago. How much will my lease extension cost? Corresponding properties in Sandringham with a long lease are worth £207,000. The average or mid-range amount of ground rent is £60 invoiced annually. The lease ends on 21st October 2082

With just 57 years left to run we estimate the premium for your lease extension to range between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered 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 before seeking the advice of a professional.

I would be grateful if you could explain what my options are if my Sandringham conveyancing searches shows detrimental results?

On the whole, most adverse entries revealed in Sandringham conveyancing search results can be addressed ahead of completion or indemnity insurance can be put on cover. You need to remember that regardless of the fact that you are buying the premises and may be content to live with the search results, your lender may not, and when all said and done the decision rests with them.