How can we know in advance if a Yarmouth conveyancing solicitor on the Lloyds panel is any good?

When it comes to conveyancing in Yarmouth obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer handling your transaction.

I am selling my apartment. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being problematic. The Yarmouth solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.

About to purchase house in Yarmouth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB 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 Yarmouth conveyancer is on the TSB conveyancing panel.

five months have gone by since my purchase conveyancing in Yarmouth concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

My company is looking to take over a lease of an office on a shopping parade. Can you recommend conveyancers offering no-move-no charges for non-domestic conveyancing in Yarmouth for below £1,200?

We can recommend firms who host a wealth of experience of commercial conveyancing in Yarmouth, including the disposal and acquisition of businesses as well as simply property. If you are hoping to acquire or sell a shop, pub, restaurant, office, retail premises or a complete business we can find you the right lawyer. Regarding the charges this will depend on the structure and complexity of the proposed transaction. Please provide us with your details or email so as to enable us to supply you with comprehensive commercial conveyancing calculation.

In relation to leasehold conveyancing in Yarmouth what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in Yarmouth. All leases are individual and legal mistakes in the legal wording can result in certain clauses are not included. The following missing provisions could result in a defective lease:

Repairing obligations to or maintain elements of the premises Maintenance charge proportions which don’t add up to the correct percentage

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Coventry Building Society, and Clydesdale all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the buyer to pull out.

I inherited a leasehold flat in Yarmouth, conveyancing having been completed 8 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Yarmouth with an extended lease are worth £206,000. The ground rent is £45 yearly. The lease comes to an end on 21st October 2091

With just 66 years left to run we estimate the price of your lease extension to be between £11,400 and £13,200 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

The solicitors handling our conveyancing in Yarmouth has sent papers to review that indicate that the land is unregistered with epitome documents. How can it be that the property not registred at HM Land Regsitry?

It is a rare occurrence indeed to find premises in Yarmouth to be unregistered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Yarmouth conveyancing lawyers should be familiar with such matters but where uncertainty exists the conventional proposition nowadays appears to be for the vendor’s solicitor to undertake the registration formalities first and subsequently sell - this will have a domino effect to result in a significant delay.