We expect to receive a AIP 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 Wroxham solicitors on the UBS conveyancing panel, or is it better to go independently?

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

My offer was accepted on a property in Wroxham on 22/2/2024, valuation was booked 3 days after, received a clean bill of health. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Can the lender hold off the offer?

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I have instructed a Wroxham conveyancing practitioner having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Wroxham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Just acquired a terraced house in Wroxham , how long will it take for the Land Registry to register my ownership? My Wroxham conveyancing solicitor works at snail pace, so I want to be sure that my purchase is recorded.

As far as conveyancing in Wroxham registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timeframes can adjust subject to the party submitting the application, whether there are errors and if the Land registry must send notices to any interested parties. Currently in the region of 80% of submission are completed within 12 days but occasionally there can be longer delays. Historically registration occurs after the purchaser has moved in to the property so 'speed' is not always primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor could speak with the land registry and explain the circumstances.

Due to the input of my in-laws I had a survey completed on a house in Wroxham in advance of appointing solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies may not issue a loan on a flying freehold property.

It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. If you call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wroxham. Conveyancing may be slightly more expensive based on your lender's requirements.

My business partner and I are wishing to take over a lease of a shop on the high street. Can you recommend lawyers offering no-move-no charges for non-domestic conveyancing in Wroxham for less than £2000?

We can recommend firms who have well rounded knowledge of commercial conveyancing in Wroxham, including the disposal and purchase of businesses as well as simply property. Whether you are looking to purchase or lease a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right solicitor. Regarding the fees this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your details or phone us so that we can provide you with a fixed commercial conveyancing calculation.

There are numerous houses in Wroxham on unadopted roads. I am acquiring such a property. What would be the advantages and disadvantages of buying a residence on a privately owned road?

Wroxham conveyancing lawyers will be familiar with dealing propertieson private. The property lawyer will investigate Land Registry data to find any rights or responsibilities. In many cases there is a management company (wholly owned by residents) that proprietors make annual payments for the upkeep of the road. Where there is one, the road should be maintained and appear better than council adopted.