My fiancee and I are purchasing our first house. The conveyancing practitioner has e-mailedto enquire if we wish to take out extra conveyancing searches. We are really unsure what's appropriate for conveyancing in Caister On Sea

The type of Caister On Sea conveyancing searches depends entirely on the property, the location, the probability of any of these risks, your familiarity of the region and risks, your general attitude to risk. What matters is that you adequately understand what information the searches could provide. You may then make a decision if you personally think you need that search. Should you be in doubt, ask the lawyer to recommend.

This question may be naive but I am new to the home moving as FTB of a ground floor flat in Caister On Sea. Do I pick up the keys to the premises on the completion date from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Caister On Sea?

On the day of completion you will not be required to attend the conveyancers office in Caister On Sea. Conveyancing lawyers for you will transfer the purchase money to the vendor’s lawyers, and once they have received this, you will be able to collect the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.

My father informed me that in purchasing a property in Caister On Sea there could be a number of restrictions limiting what one can do in terms of external changes to the property. Is this right?

There are a number of properties in Caister On Sea which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Caister On Sea should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Caister On Sea building society branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Caister On Sea conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

The conveyancing practitioner must follow the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I need to instruct a conveyancing solicitor for purchase conveyancing in Caister On Sea. I have chance upon a web site which looks to be the perfect offering If it is possible to get all the legals done via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

When it comes to leasehold conveyancing in Caister On Sea what are the most common lease problems?

Leasehold conveyancing in Caister On Sea is not unique. Most leases are individual and drafting errors can result in certain sections are not included. For example, if your lease is missing any of the following, it could be defective:

A provision for the recovery of money spent for the benefit of another party. Insurance obligations

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, Norwich and Peterborough Building Society, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the buyer to pull out.

I bought a split level flat in Caister On Sea, conveyancing having been completed in 2005. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Caister On Sea with an extended lease are worth £180,000. The ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2084

With 59 years unexpired we estimate the premium for your lease extension to span between £20,900 and £24,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.

After what seems like an age a loan offer from a lender for the refinancing of my 3 bedroom maisonette is to be issued imminently. Are you able to recommend a low cost remortgage conveyancing practitioner in Caister On Sea ?

You are on the wrong site if you are in need of a cheap conveyancing solicitors in Caister On Sea. Our aim is to provide cost effective conveyancing but our intention is not to work with the cheapest lawyers. Do not be fooled by companies offering £99 conveyancing in Caister On Sea.In your best case scenario, in opting for cheap conveyancing, you will get what you pay for and at worst you will end up invoiced for extras and still not get the service you were hoping for.