You can maximise your chance of hassle-free Conveyancing in Norfolk with area contacts and know-how. By building contacts with local authorities, your Solicitor can deliver Conveyancing with fewer delays, and keep you better informed and they pay close attention to issues commonly arising during Norfolk transactions.

We have assisted home movers throughout Norfolk, including Conveyancing in IP20, IP21, NR1, NR2, NR4, NR6, NR7, NR8, PE14, PE33, PE38.

Issues to consider when your lawyer is not on your Lender's panel

Many lenders, and particularly nationwide banks, were once willing to instruct any solicitors who requested to be added to their panel. More recently, lenders have begun to remove firms which have either not completed many conveyancing transactions or have failed to meet other criteria. If your conveyancing solicitor is not on your preferred lender's panel, then the lender will not instruct that firm to act in connection with the mortgage. You then have a choice:

• Try to obtain a mortgage from another lender who will instruct your Conveyancing solicitor.
• Instruct another firm of Conveyancing solicitors who are on your lender's panel to handle your Conveyancing.
• Continue with your present Conveyancing solicitor, but accept that a separate firm will also act for the lender, and that you will have to pay their costs in addition.

It is usually cheaper to have the same firm act both for you and your lender, and carry out all the conveyancing work in connection with a purchase and the mortgage. Issues to consider if you intend to swap to a firm on the panel:

• The second firm may have a different fee structure, or higher fees
• Work which the first solicitor has completed already may need to be paid for regardless of your decision.
• Your new conveyancing solicitor may have weaker local knowledge.

Qualifying for stamp duty relief in Norfolk

The government has designated certain areas as 'disadvantaged areas' and property purchases in such areas may qualify for relief from stamp duty, using local government wards to delineate boundaries. No stamp duty is due for houses bought in a Norfolk disadvantaged area under the £150k threshold. If it is thought that a property is in a disadvantaged area, but an online search does not confirm this, it may be necessary to make further enquiries with the local council. A postcode search will usually determine whether a home being sold for less than the threshold is eligible. This relief is not generally available on commercial property, but some relief may be available for 'mixed use' premises such as a shop with a flat above.

Disadvantaged areas in Norfolk include Thetford-Abbey, Catton Grove, Lakenham, Mancroft, Mile Cross, Claydon.

Is your Norfolk new home purchase designated as in an at risk conservation area?

Conservation areas are designated by Local Authorities to oversee change in residential (and industrial) areas that people wish to preserve the character of. Unfortunately however, many are being neglected e.g. out of control street clutter.

The following conservation areas are reported as at risk:

• Dereham - at risk, unknown vulnerability and deteriorating.
• Foulsham - poor, low vulnerability and deteriorating.
• RAF Coltishall - very bad, medium vulnerability and unknown.
• Halvergate Marshes, Halvergate - very bad, medium vulnerability and no significant change.