My bank has recommended a law firm on their panel based in Great Yarmouth but I would rather use a conveyancing lawyer in Great Yarmouth round the corner to me. Are you able to help?

The minority of Great Yarmouth conveyancing firms are on all banks conveyancing panel. Please make use of our search tool to identify a Great Yarmouth conveyancing firm on the on the mortgage company panel.

We are purchasing a 3 bedroom semi in Great Yarmouth. The intention is to convert the garage to a playroom at the property.Will the conveyancing process include investigations to see if these alterations are permitted?

Your property lawyer should review the registered title as conveyancing in Great Yarmouth will on occasion identify restrictions in the title deeds which prohibit categories of works or necessitated the consent of another owner. Many extensions need local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.

The mortgage over my property is with Lloyds for my property in Great Yarmouth. Conveyancing was finalised months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?

Lloyds must be informed of your intention before letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel lawyer.

I can not fathom if my lender requires a lease extension. I have telephoned my Great Yarmouth building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Great Yarmouth conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

Provided that the solicitor is on the lender panel, they must follow the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial property in Great Yarmouth?

Many commercial conveyancing solicitors in Great Yarmouth will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Great Yarmouth. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Great Yarmouth.

For every commercial conveyancing transaction in Great Yarmouth it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Great Yarmouth commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Great Yarmouth.

I used Wolstenholmes a few years ago for my conveyancing in Great Yarmouth. Now, I need my files however cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Great Yarmouth of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am purchasing a new build house in Great Yarmouth with a mortgage from Virgin Money. The sellers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The estate agent told me not inform my lawyer about this side-deal as it may impact my loan with Virgin Money. Should I keep quiet?.

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.