I am buying a house without a mortgage in Great Yarmouth. I have resided for the previous 20 years in Great Yarmouth. Conveyancing searches are expensive. As I know the road and vicinity very well must I have all the conveyancing searches?

In the absence of a mortgage, then all but one or two of the Great Yarmouth conveyancing searches are non-obligatory. Your conveyancer will try and sway you, no-doubt strongly, that you should have searches done, but he has a professional duty to take that path of advice. One thing to take into account; if you are intend to dispose of the house at a future date, it will be of interest to your prospective buyer what the searches reveal. Sometimes premises with day to day issues can still reveal unfavourable search results. A good conveyancing solicitor in Great Yarmouth should provide you some sensible advice in this regard.

I am planning to acquire a flat and need a conveyancing solicitor in Great Yarmouth who is on the approved. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for in certain locations such as Great Yarmouth. We dont recommend any particular firm.

A colleague pointed out to me me that in purchasing a property in Great Yarmouth there could be various restrictions prohibiting external alterations to the property. Is this right?

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

I'm in the throws of looking at apartments in Great Yarmouth and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with .

It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are getting a mortgage with , make sure you remember to check that your lawyer is on the conveyancing panel.

After months of negotiation I have agreed a price on a house in Great Yarmouth. My financial adviser recommended their conveyancers. I paid an advanced payment of £175. Not long after, the called me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Will commercial conveyancing searches reveal impending roadworks that may impact a commercial land in Great Yarmouth?

Many commercial conveyancing solicitors in Great Yarmouth will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Great Yarmouth. The report provides 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 each commercial conveyancing transaction in Great Yarmouth it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Great Yarmouth commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Great Yarmouth.

I purchased a 2 bed flat in Great Yarmouth, conveyancing was carried out 1995. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Great Yarmouth with an extended lease are worth £165,000. The ground rent is £45 charged once a year. The lease expires on 21st October 50

With only 50 years left to run we estimate the premium for your lease extension to range between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.