My husband and I are hoping to buy a newbuild flat in Cromer with a loan from Leeds Building Society.We would like to retain our Cromer conveyancing practitioner but Leeds Building Society says she’s not on their "panel". We have to appoint a Leeds Building Society panel lawyer or keep our local solicitor and fork out for a Leeds Building Society panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Leeds Building Society use our lawyer?

No, not really. The home loan issued to you is subject to its terms and conditions, one of which will be that lawyers must be on the Leeds Building Society approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Leeds Building Society

Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Cromer. Do I receive the keys to the premises on the completion date from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Cromer?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's conveyancers, and once they have received this, you will be able to collect the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.

Are all Cromer Conveyancing Quality Solicitors on the Barclays conveyancing panel?

A selection of banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

Aldermore have agreed my mortgage in principle, my offer on a flat in Cromer has been accepted, what are the next steps?

The property agent will want to know who your solicitors are (ensure that the conveyancers are on the bank’s panel). Contact Aldermore or the broker and complete any relevant documentation. Aldermore will instruct a valuer who will get in touch with the selling agent or owners to schedule a slot for the valuation to occur. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Aldermore will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Cromer.

Is it simple use your search app to find a conveyancing practitioner in Cromer on the approved list for my bank?

1st pick a lender such as Santander, Chelsea Building Society or Aldermore then choose your preferred area such as Cromer. Conveyancing firms in Cromer and nationally should be identified.

We are 14 days into a residential purchase having been recommend to a firm by the local agent to handle our conveyancing in Cromer. I am am very disappointed with the level of service. Can you you assist me in finding new conveyancers?

They would need to be very bad to suggest changing them. Has the mortgage been generated? If so you must advise them of the new contact details and get the offer are re-issued. Your new solicitor ideally should be on the lenders approved list to avoid escalating costs and complications. So that should be your starting point. Our search tool should help you find a lender approved lawyer for your conveyancing in Cromer

I am on look out for some leasehold conveyancing in Cromer. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.

Assuming the lease is registered - and 99.9% are in Cromer - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Cromer Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

How much is the ground rent and service charge? Who is in charge of the building? Plenty Cromer leasehold apartments will be liable to pay a service bill for the upkeep of the block levied on behalf of the freeholder. If you buy the flat you will have to meet this amount, normally in instalments during the year. This may vary from a couple of hundred pounds to thousands of pounds for large purpose-built buildings. In all likelihood there will be a rentcharge to be met annual, ordinarily this is not a large amount, say approximately £50-£100 but you should to check as on occasion it can be surprisingly expensive.