We see that you have a post code search directory listing firms on the conveyancing panel. Do firms pay you a commission if I instruct them for our conveyancing in Harleston?

We are a listing service only for law firms wishing to communicate if they are on the conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Harleston.

Should our conveyancer be making enquiries about flooding as part of the conveyancing in Harleston.

The risk of flooding is if increasing concern for lawyers conducting conveyancing in Harleston. There are those who purchase a house in Harleston, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, but there are a number of searches that may be undertaken by the purchaser or by their conveyancers which will give them a better understanding of the risks in Harleston. The conventional set of completed inquiry forms supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the owner to find out if the property has suffered from flooding. In the event that the residence has been flooded in past which is not notified by the seller, then a buyer may issue a compensation claim as a result of such an misleading reply. A purchaser’s conveyancers may also conduct an enviro search. This should indicate whether there is any known flood risk. If so, additional investigations should be carried out.

Me and my brother purchased a semi-detached Edwardian house in Harleston. Conveyancing solicitor represented me and . I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Harleston and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing lawyer who carried out the work.

I bought a garden flat in Harleston, conveyancing was carried out 1995. How much will my lease extension cost? Corresponding flats in Harleston with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 50

You have 50 years left to run the likely cost is going to range between £36,100 and £41,800 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.

I have read on a number of consumer advice websites that before selecting a conveyancing firm they need approved by your bank. I am new to the process but I have an offer in principle from Birmingham Midhshires and I already have a family conveyancing lawyer in Harleston lined up. Does Birmingham Midhshires insist on an approved lawyer to be selected? Does a directory of panel solicitors even exist for my conveyancing in Harleston?

You need to use a solicitor that is on the Birmingham Midhshires panel. Simply telephone your preferred Harleston conveyancing solicitor to check if they are on the Birmingham Midhshires panel. If they are not on the panel you have a couple of options available to you here:

• Proceed with your chosen Harleston but Birmingham Midhshires will need to retain a from their conveyancing panel. The net result is additional cost and probable frustration.
• Appoint a fresh to conduct the conveyancing, obviously checking they are on the Birmingham Midhshires conveyancing panel.
• Convince your to apply to join the lender panel.