Are the Norfolk Broads conveyancing solicitors identified as being on the Skipton conveyancing panel, together with their details provided by Skipton?

Norfolk Broads conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.

Can I be sure that the Norfolk Broads conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Norfolk Broads obtaining recommendations is a sensible starting point. 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.

Completion of my remortgage has taken place for my property in Norfolk Broads. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

After what feels like an age I have had an offer on a flat in Norfolk Broads accepted, but there is a chain. The sellers have placed an offer on a property, but it’s not yet tied up, and have viewings of other flats in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Norfolk Broads. What should be my next step? At what stage should I apply for the mortgage with Leeds Building Society?

It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then survey, Norfolk Broads conveyancing search charges, etc). The first thing to do is ensure that your lawyer is on the Leeds Building Society approved list. Regarding the next phase this very much depends on the specifics of your transaction, attraction to the property and on the state of the market. During a rising market some purchasers will apply for a home loan with Leeds Building Society and pay for the valuation and only if it comes back ok would they pay their conveyancer to press on with searches.

I'm purchasing a new build house in Norfolk Broads with a mortgage from Bank of Scotland. The developers refused to reduce the amount so I negotiated 6k of additionals instead. The sale representative advised me not reveal to my conveyancer about this extras as it will jeopardize my loan with Bank of Scotland. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

We're first time buyers - agreed a price, but the selling agent has warned us that the seller will only issue a contract if we appoint the agent's preferred lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer with experience of conveyancing in Norfolk Broads

It is improbable the sellers are driving this. If they desire ‘a quick sale', taking such a hostile approach to a serious buyer is is going to put the whole deal at risk. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you do not need to sell (d) you intend to proceed fast (e)however you intend to instruct your own,trusted Norfolk Broads conveyancing firm - rather thanthose that will earn their negotiator at the agency a kickback or hit his conveyancing figures set by head office.

I am intending to let out my leasehold apartment in Norfolk Broads. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

A small minority of properties in Norfolk Broads do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I bought a garden flat in Norfolk Broads, conveyancing was carried out January 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Norfolk Broads with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease runs out on 21st October 2105

You have 80 years left to run the likely cost is going to span between £8,600 and £9,800 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 the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.