How can we tell if a Swaffham conveyancing solicitor on the Bank of Ireland panel is any good?

When it comes to conveyancing in Swaffham obtaining recommendations is a good 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 advise that you speak with the solicitor conducting your transaction.

Completion of my remortgage has taken place for my property in Swaffham. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being difficult. The Swaffham solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

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

I require expedited conveyancing in Swaffham as I am faced with a deadline to complete inside 4 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

As you are are a cash purchaser you have the choice not to do searches although no solicitor would recommend that you don't. With plenty of history conveyancing in Swaffham the following are instances of what can arise and therefore affect future saleability: Enforcement Notices, Outstanding Fees, Outstanding Grants, Unadopted Roads,...

I am looking for a conveyancing practitioner in Swaffham for my house move. Is there any facility to see a firm’s complaints history with the legal regulator?

You may search for presented Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator could recorded call for training requirements.

Estate agents have just been given the go-ahead to market my garden apartment in Swaffham. Conveyancing lawyers have not yet been instructed, but I have recently had a quarterly service charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should pay the service charge as normal given that all rents and service invoices should be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I purchased a split level flat in Swaffham, conveyancing having been completed November 2004. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Swaffham with a long lease are worth £185,000. The ground rent is £65 per annum. The lease finishes on 21st October 2085

With 60 years remaining on your lease the likely cost is going to span between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns 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 before seeking the advice of a professional.

I see that you have a search directory identifying firms on the mortgage company conveyancing panel. Do Swaffham conveyancing firms pay you a commission if I instruct them for my own conveyancing?

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