I was notified recently by my mortgage adviser that my Cringleford solicitor is not on the mortgage company Solicitor panel. What can I do to be certain if this is indeed the case?

You need to contact your Cringleford conveyancer. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they may be able to suggest a Cringleford conveyancing firm that is on the conveyancing panel for your lender.

Our lender has recommended a law firm on their panel based in Cringleford but I would rather choose a conveyancing lawyer in Cringleford or nearer to where I live. Are you able to help?

The minority of Cringleford conveyancing solicitors are approved and listed on all banks conveyancing panel. Use our find an approved solicitor tool to locate a Cringleford conveyancing conveyancer on the on the mortgage company panel.

I got the keys to my flat on 5 March and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Cringleford advises it will be formalised inside ten days. Are transfers in Cringleford particularly slow to register?

As far as conveyancing in Cringleford registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether there are errors and whether the Land registry have to notify any other parties. At present in the region of three quarters of submission are fully addressed in less than three weeks but some can be subject to protracted delays. Historically registration takes place after the buyer is living at the property therefore post completion formalities is not always top priority yet if it is urgent that the the registration takes place urgently then you or your conveyancer should speak with the land registry and explain the circumstances.

How does conveyancing in Cringleford differ for new build properties?

Most buyers of new build or newly converted property in Cringleford come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because developers in Cringleford usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cringleford or who has acted in the same development.

I have recently realised that I have 62 years unexpired on my flat in Cringleford. I now wish to extend my lease but my landlord is missing. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to track down the lessor. On the whole an enquiry agent should be helpful to try and locate and to produce a report which can be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Cringleford.

I invested in buying a 2 bed flat in Cringleford, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Equivalent flats in Cringleford with a long lease are worth £202,000. The average or mid-range amount of ground rent is £55 per annum. The lease ceases on 21st October 2082

With just 56 years left to run we estimate the price of your lease extension to range between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.