We are approaching an exchange on a house in Stalham and my parents have transferred the exchange deposit to my conveyancing practitioner. I am now advised that as the deposit has been received from someone other than me my lawyer needs to make a notification to my bank. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I advised the lender about my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

The conveyancing practitioner is legally required to clarify with lender to ensure that they know that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

Finally the sale completed on my house in Stalham last March yet the purchaser is calling daily to say her lawyer is waiting to hear from mylawyer. What should have happened following completion?

After completion of your house sale your lawyer is obliged to send the transfer documentation and all of the paperwork to the purchaser's solicitors. Where relevant, your solicitor must also confirm that the legal charge in favour of the lender has been paid off to the buyers solicitors. There are no post completion requirements specific conveyancing in Stalham.

I am aiming to move home in April. Does my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you suggest a removal company in Stalham. Conveyancing lawyer was found prior to coming across this page.

On the afternoon of completion you can collect the house keys from the selling agent however this should only take place when the sellers conveyancers advise the agent that the monies to complete are in and the keys can be released. After that you should inform the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can assist you in locating a residential property solicitor in Stalham or a solicitor that specialises in conveyancing in Stalham.

When it comes to lenders such as Santander, do Stalham conveyancers face a yearly amount to be on the list of approved solicitors?

We are unaware of any lender fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I have today made my last payment due on my mortgage with UBS. I assume I don't need a Stalham conveyancing practitioner on the UBS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where UBS has sent the Land Registry the discharge electronically, and
3. UBS has instructed the Land Registry to do so

Just had an offer accepted on a new build flat in Stalham. Conveyancing is daunting 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.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Stalham

Please confirm the Lease plans are architect prepared. 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. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

What are your top tips when it comes to appointing a Stalham conveyancing firm to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Stalham conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Stalham conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:

If they are not ALEP accredited then what is the reason?

I own a garden flat in Stalham, conveyancing was carried out 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Stalham with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease expires on 21st October 2094

With just 68 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.