We hope to to buy with Coventry BS. I popped in a few high street solicitors yet cant to find a Fakenham conveyancing firm on the Coventry BS panel. Can you assist?

Feel free to take advantage of the find a lender approved solicitor tool on this site. Please choose the building society and type Fakenham or your preferred area and you will be presented with a number of lawyer offices in Fakenham or nearest you.

Should my solicitor be asking questions concerning flooding during the conveyancing in Fakenham.

Flooding is a growing risk for solicitors dealing with homes in Fakenham. There are those who buy a property in Fakenham, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to impart advice on flood risk, but there are a various checks that may be initiated by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Fakenham. The standard property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to discover if the property has ever been flooded. In the event that the residence has been flooded in past and is not disclosed by the vendor, then a buyer could commence a claim for damages stemming from an incorrect answer. A purchaser’s solicitors will also carry out an environmental report. This should higlight if there is a recorded flood risk. If so, more detailed investigations will need to be initiated.

Just had an offer accepted on a new build flat in Fakenham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Fakenham

Please confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

My brother has suggested that I use his lawyers for conveyancing in Fakenham. Should I find my own property lawyer?

Much as we are happy to recommend a Fakenham conveyancing lawyer it’s preferable to select a conveyancing lawyer is to have feedback from friends or family who have used the firm you're are thinking of instructing.

In relation to leasehold conveyancing in Fakenham what are the most common lease defects?

Leasehold conveyancing in Fakenham is not unique. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain provisions are wrong. The following missing provisions could result in a defective lease:

A duty to insure the building Repairing obligations to or maintain elements of the premises

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, The Royal Bank of Scotland, and Clydesdale all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the purchaser to withdraw.

I own a basement flat in Fakenham, conveyancing was carried out 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Fakenham with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2095

With 70 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on 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 other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.