We are purchasing a flat and need a conveyancing solicitor in Yarmouth who is on the approved panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for . We don't recommend any particular firms conducting conveyancing in Yarmouth.

What is the difference between a licensed conveyancer and conveyancing solicitor in Yarmouth

Two types of professional can conduct conveyancing in Yarmouth namely licenced conveyancers or solicitors. The two can provide the legal services that you need to complete the sale or purchase of property. They are both duty bound to conduct Yarmouth conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be properly carried out and that the requirements and procedures should be suitably attended to.

Is it the case that all Yarmouth solicitor practices on the conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do allow licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.

Completion of my remortgage has taken place for my property in Yarmouth. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I am buying my first flat in Yarmouth with the aid of help to buy. The sellers would not move on the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not reveal to my lawyer about this side-deal as it may impact my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one near me in Yarmouth I like with open areas and railway links in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Yarmouth suitable, so just wondered if I would be making a mistake acquiring a short lease?

If you need a home loan that many years will be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

We're first time buyers - agreed a price, yet the estate agent told us that the seller will only proceed if we appoint the agent's chosen conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local solicitor with experience of conveyancing in Yarmouth

We suspect that the owner is not behind this demand. If they want ‘a quick sale', turning down a serious buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you intend to appoint your preferred Yarmouth conveyancing lawyers - rather thanthe ones that will earn the estate agent a commission or meet his conveyancing targets pre-set by head office.