My fiance’s uncle is a solicitor. I expect that I'll be able to get preferential fee for conveyancing, but if not, what level of costs should I be expecting for conveyancing in Norfolk Broads?

Do contrast pricing. Do use our comparison tool on this site. You will notice that estimates will contrast greatly but the service one can expect are distinct between property lawyers as is true with the vast majority of professional services.

It is is a decade since I bought my home in Norfolk Broads. Conveyancing solicitors have recently been appointed on the sale but I can't locate the title deeds. Will this jeopardise the sale?

You need not be too concerned. First the deeds may be kept by your mortgage company or they may still be with the solicitor who acted in the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Norfolk Broads relates to registered property but in the rare situation where your property is not registered it is more problematic but is not insurmountable.

A relative informed me that in buying a property in Norfolk Broads there could be a number of restrictions preventing external changes to a property. Is this right?

We are aware of a number of properties in Norfolk Broads which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Norfolk Broads should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

is it true that all Norfolk Broads solicitor firms on the Nationwide conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel and in such a situation the organisation would be overseen by the CLC.

It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Norfolk Broads building society branch on numerous occasions and was told it wasn't an issue and they would lend. My Norfolk Broads conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

As long as the conveyancer is on the lender panel, they must adhere to the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 remaining.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Norfolk Broads. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Norfolk Broads

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Norfolk Broads I like with open areas and station in the vicinity, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Norfolk Broads for this price, so just wondered if I would be making a grave error acquiring a short lease?

If you need a home loan the shortness of the lease will be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.