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Conveyancing in Lakenham Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 21/04/17

Regional travel information

Lakenham's nearest station is Norwich at 1 mile s. Lakenham's nearest airport is Norwich International Airport (4 miles).

Q.

Lakenham points of interest

A.

Norwich Castle Castle and Norwich St John Maddermarket Churches Conservation Trust are around Lakenham.

The most convenient hospital is Colman Norwich.

Q.

I am looking for a discount conveyancing estimate. as we are on a budget.

A.

Confusion over this matter catches out many sellers and buyers, and can leave them paying far more in fees than they budgeted. Many conveyancers purport to offer so-called 'the cheapest conveyancing quotes'. Often additional costs may be added into the small print, left unread by preoccupied sellers and buyers A quote ought to list any disbursements. Any additional fees needs to be clearly defined and only be applied if your solicitor must complete additional work , which could not be anticipated at the start of the process.

Q.

Do we need to get a home buyers survey for our property purchase?

A.

We firmly recommend that you arrange a survey when you intend to buy in Lakenham. It is a fact that there are a range of issues that can affect a property, such as insect infestation or wet rot.

Q.

Handling the legal work without using a conveyancer in Lakenham is becoming possible when selling a home. However be a good economy ?

A.

Technically, there is no argument why you cant complete the legal process yourself.

In reality however, a lawyer juggles a large number of assignments ranging from applying for office copies of lease and other

land reg docs and checking that the contract package is in order some of which need a qualified professional.

Despite that lawyers are legally obligated to take out cover that ultimately protects you from any professional oversights made by the lawyer.

Q.

Are buyers frequently gazumped in Lakenham?

A.

Gazumping happens when a home owner accepts a low offer and then rejects it, opting for another buyer's offer. There is almost always a chance of being gazumped. The first step in reducing the chance that gazumping will effect you is to instruct a conveyancing solicitor early.

Q.

Godiva Mortgages is our lender, what will we need to consider?

A.

Prior to recent changes, almost all solicitors could perform legal work for both buyers and mortgage lenders. Buyers in Lakenham should be aware that, over the last two years, some lenders have reduced their 'solicitor panel'. This can mean increased legal costs for house purchasers. Homeward Legal, though, will act on behalf of the majority of mortgage lenders to ensure that you will not need to pay the lender's legal fees.

Q.

Could Lakenham soil be contaminated by copper?

A.

Extensive measures are taken across Lakenham and the region to identify and resolve top-soil contamination. The local authority for Lakenham will be able to provide more detail on cases of contamination.

Q.

We are buying a £451000 property in Lakenham. What should be calculated for stamp duty?

A.

The Stamp Duty due is calculated with reference to the purchase price of the property. For a residential property purchased for £451000, stamp duty will be £13530.

Q.

As a result of the extensive flooding in the UK in April 2012 we are apprehensive that flood searches may not be sufficient?

A.

Flood searches applied for by your property solicitor in Lakenham will also include the far more in depth search (Landmark) if the risk warrants it.

If you are still nervous try to contact a neighbour or local resident.

 
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