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Find a Snettisham Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Snettisham? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Snettisham transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Snettisham conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Snettisham

My friend's brother is a conveyancing practitioner. I suspect that I will receive mate’s pricing for conveyancing, However if that does not come materialise, what kind of costs would I typically be looking at for conveyancing in Snettisham?

You should compare pricing. Make use of our search tool on this page. You will notice that estimates seem to contrast greatly but the service one can expect differ between solicitors as is true with most professions.

I am expecting a OIP from UBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Snettisham solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Snettisham solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

I am due to exchange contracts on my flat. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being pedantic. The Snettisham solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Principality have agreed my mortgage in principle, my bid on a property in Snettisham has been agreed to, what are the next steps?

Your property agent will want to know who your solicitors are (ensure that the solicitors are on the bank’s approved list). Call up Principality or the financial adviser and finalise any relevant paperwork. Principality will appoint a valuer who will get in touch with the selling agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Principality will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Snettisham.

I am purchasing my first flat in Snettisham with the aid of help to buy. The developers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not disclose to my conveyancer about the deal as it could put at risk my mortgage with Chelsea Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My husband and I are first time buyers - agreed a price, but the selling agent informed us that the seller will only go ahead if we instruct their recommended lawyers as they need an ‘expedited deal’. We would rather use a high street solicitor who is accustomed to conveyancing in Snettisham

It is highly unlikely the sellers are behind this. If they require ‘a quick sale', turning down a motivated purchaser is not the way to achieve this. Try to communicate with the vendors directly and make sure they understand (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you will continue to use your preferred Snettisham conveyancing solicitors - not the ones that will earn the estate agent a introducer fee or hit his conveyancing targets pre-set by HQ.

I am employed by a busy estate agent office in Snettisham where we have witnessed a few flat sales derailed due to short leases. I have been given inconsistent advice from local Snettisham conveyancing solicitors. Please can you clarify whether the vendor of a flat can instigate the lease extension process for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I invested in buying a ground floor flat in Snettisham, conveyancing formalities finalised in 2008. Can you work out an approximate cost of a lease extension? Corresponding flats in Snettisham with a long lease are worth £201,000. The ground rent is £45 yearly. The lease expires on 21st October 2083

With 64 years left to run the likely cost is going to range between £14,300 and £16,400 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should 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 clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

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Neighbouring Locations

Heacham
Hunstanton
Snettisham
Kings Lynn
Dersingham
Sandringham

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