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Conveyancing in Norfolk Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 17/10/17

Transport and public service information if you’re buying or selling residential property in Norfolk -

By road: Norfolk is served by the A10, A11, A47, A140, A143, A147, A148 and A1065. By rail: The biggest train stations in Norfolk are Cromer, Dereham, Diss, Downham Market, Great Yarmouth, King’s Lynn, Norwich, Sheringham, Swaffham, and Wymondham. By air: As the county city of Norfolk, Norwich is closest to Norwich Airport (4 miles).

Hospitals (representative): Dereham, Northgate, Dereham, NR19 2EX Norfolk and Norwich University, Colney Lane, Norwich, NR4 7UY Cromer and District, Mill Road, Cromer, NR27 0BQ Queen Elizabeth, Gayton Road, King’s Lynn, PE30 4ET James Paget University, Lowestoft Road, Garleston-on-Sea, Great Yarmouth, NR31 6LA Swaffham Community, Sporle Road, Swaffham, PE37 7HL

Council: Norfolk County (www.norfolk.gov.uk).

Attractions: The Broads, Muckleburgh Collection, Great Yarmouth Pleasure Beach, Banham Zoo, Felbrigg Hall, City of Norwich Aviation Museum, Snettisham RSPB Reserve, Wymondham Abbey, Time and Tide Museum, Norfolk Nelson Museum, Norwich Castle, Cromer Pier, Bewilderwood, Oxburgh Hall, Dragon Hall, Norwich Cathedral, Elveden Forest, Sandringham House, Dinosaur Adventure, and Eaton Park Miniature Railway.

Q.

Are your property lawyers experienced enough to move fast on auction-conveyancing in Norfolk?

Our team deals with auctions throughout the UK and often carry out work for buyers at auction. Our property lawyers on our niche auction team have also been regularly instructed by numerous vendors at regional auctions. Wise bidders will know to appoint a firm as fast as they can to allow adequate time for a full review of the sellers’ documents well in advance of the auction day. Subsequently, a lawyer has to be geared up to conclude the conveyancing process inside the usual 28 days as typically required by the standard auction conditions. For the best and clearest quote, why not try our quote calculator? Or, if you want to talk to someone, you could call our expert auction team on 0800 038 6699.

Q.

Can you recommend how I can avoid paying out for stamp duty tax?

Stamp Duty Land Tax (SDLT) is generally due for property purchases sold for over £125,000. Homeward Legal firmly advises against any stamp duty mitigation schemes, because they are expensive and the HMRC can review a scheme up to six years after a sale is completed, imposing penalties and investigating all your tax matters.

Q.

If we are intending to buy in the parish of Potter Heigham in Norfolk, do we need a chancel search?

A conveyancing solicitor could advise that a chancel search be ordered. Though some church councils have chosen to exact chancel repairs on the owners of land that is subject to chancel liability, there is no guarantee that a parish, in which lay rectors have not been expected to pay chancel repair dues recently, will continue to be free from liability. For property in the parish of Potter Heigham, it is not safe to rely on the historical behaviour of the parish council alone as a guide. Your solicitor can advise you on the appropriate course of action, which may include taking out indemnity insurance.

Q.

How is contaminated land in Norfolk identified?

Land in Norfolk is contaminated by a broad range of environmental factors, some natural, some from agricultural or industrial use. An environmental search should reveal whether a home may be affected by contaminants in the area, such as limestone or gypsum quarrying.

Q.

Doing one’s own conveyancing without a conveyancing solicitor sounds attractive as a buyer of a maisonette in Norfolk; however, would it really be a false economy?

If you are so inclined to attempt to do your own conveyancing, there is no legal impediment as to why you can’t complete the bulk of the tasks without the help of a specialist property solicitor in Norfolk. Needless to say, legal firms and their solicitors would argue that this would be a risky approach as DIY lawyers do not have the correct cover that all legal practices are obligated to carry. And the complexities of the conveyancing mean that your inexperience will incur delays that might jeopardise your whole move. Call Homeward Legal on 0800 038 6699 for your fixed-free quote backed up with our ‘No Move, No Fee’ guarantee.

Q.

In what ways can the conveyancer advise us on the risk of local flooding to properties in Norfolk for an Edwardian property we are purchasing?

A solicitor will apply for official conveyancing searches that includes flood-risk data for the Norfolk area. Should the results deem it necessary, a more in-depth search can be ordered. You might also like to talk to a future neighbour for local knowledge of the risk of flooding.

Q.

How many weeks does the conveyancing process need? We have a buyer ready for our house in Norfolk.

The number of weeks needed to sell or purchase a property will vary, and is potentially impacted by a handful of legal considerations, including where a party does not quickly respond an enquiry, or issues arising in the legal ownership of a lease. With our Norfolk property specialists at Homeward Legal, the matter will always receive fast and efficient service to eliminate or mitigate problems.

Q.

Lawyers in Norfolk order a variety of property searches when they are instructed to act for a house-buyer, but what are these?

If you are buying a house and taking out a mortgage to assist in the purchase’s finance, a lender will expect a solicitor to get specific searches, including a Local Authority Search, a Drainage and Water Search, and an Environmental Search. Depending on certain criteria, there may also be specific local Norfolk searches requested, such as a Commons Search.

Q.

In what ways can the conveyancer in Norfolk advise on the risk of local flooding to properties in Norfolk for an Edwardian property we are purchasing?

A.

A solicitor applies for official conveyancing searches that should include Norfolk flood risk area data.

Q.

The property seller has added unfitting roof aerials on the property which might possibly conflict with Foulsham conservation area guidelines.

A.

The lawyer will check if the property is inside a designated conservation area and whether any modifications have essential permissions from the local planning authority.

Q.

Are any conservation areas in Norfolk likely to affect us?

A.

Areas deemed to be of 'special architectural and historic interest', such as picturesque villages, will be designated as conservation areas. Dereham, Foulsham and RAF Coltishall are among the conservation areas in Norfolk. The local authority will provide more details about local conservation areas, and the conveyancing solicitor handling your purchase will discuss the relevant responsibilities.

Q.

Doing ones own conveyancing without the support of a conveyancing solicitor in Norfolk looks to be possible as a buyer of a maisonette. However, would it really be a false economy ?

A.

If you are so inclined attempt to do this you can definitely complete the bulk of the your own conveyancing without the help of a specialist Norfolk property solicitor .

Needless to say firms and their solicitors would argue that this would be a risky approach as DIY lawyers do not have the correct cover that all legal practices are obligated to carry.

Q.

How is contaminated land in Norfolk identified?

A.

Land in Norfolk is contaminated by a broad range of environmental factors, and an environmental search should reveal whether a home may be affected by contaminants in the area such as limestone or gypsum quarrying.

Q.

Which of the lender panels in Norfolk are you on?

A.

Most lenders in Norfolk are on our panels. Lenders and mortgage specialists in Norfolk include St Andrews Financial Services, 1 Pilling Rd, Norwich, NR7 0DL, Mortgage Advice Bureau, 143 London Rd North, Lowestoft, NR32 1NE, and Bright Advice Ltd, 20 Market Pl, Ely, CB7 4NT. The Norfolk solicitor handling the work for your sale or purchase will be able to address any specific requests your lender may have.

Q.

When do you need to get a solicitor to act on our sale?

A.

In simple terms, the earlier, the better, as conveyancing involves various tasks which may be performed very early in the process. Some sources advocate postponing instruction until an offer is accepted, but you will then be at a serious disadvantage in the event of a contract race, or buyer eager to move quickly.