Corrections

By Norfolk Living Guide Team Nov 1, 2026 · Updated Nov 11, 2026

6 min read

When we find or are told something on this site is wrong, we fix the page. This list is a small selection from July 2026 onwards: the corrections we judged most likely to have changed what a reader did. We made several hundred others in that time, about 300 of them in one review on 1 October 2026, and they are not listed. To report an error, email info@norfolklivingguide.co.uk.

Main corrections since July 2026, newest first

• 11 November 2026: Our guide to Norfolk property auctions said a modern-method auction charges the buyer a reservation fee of 3.5% to 4.5% of the price plus VAT. iamsold, which runs that method, puts it at typically 4.5% including VAT, with a minimum of £6,600, which on a cheaper lot is a larger share of the price. The guide also gave auction finance rates we could not source; they have been removed.
• 10 November 2026: Our guide to retiring to Norfolk said the last bus home to Holt from Norwich leaves at 17:35. That is the last direct bus. Later Sanders buses run via Aylsham, Cromer and Sheringham and reach Holt late in the evening, a journey of about 1 hour 40 minutes.
• 5 November 2026: Our comparison of the north Norfolk coast and the Norwich suburbs said insurers and lenders ask which shoreline policy covers an address, and that away from held stretches the answer can affect whether a home can be insured. We could not source that, so it now gives North Norfolk District Council’s own advice, as the guides named in the 2 November line below do.
• 2 November 2026: We re-read the new-build developments page against the builders’ own sites. Over five weeks 13 from-prices had changed, eight of them down by £16,000 or less. The largest changes were up: Bowlers Green at Hopton from £230,000 to £385,000 and Bure Gardens at Coltishall from £325,000 to £410,000. The launch at Cringleford Heights had moved to early 2027. Kett’s Meadow at Hethersett, which we had called sold out, now shows more homes coming. We also wrongly said Hampden View at Costessey was still pending; it was approved in August 2025. If you planned around a figure from that page before this date, please check it again.
• 2 November 2026: The home insurance guide said insurers decline or restrict cover on named parts of the coast, that many mainstream lenders decline those stretches, and that homes behind held lines are usually mortgageable and insurable through specialists. The mortgage guide, the conveyancing guide and the Happisburgh guide made similar claims about lenders and insurers near the coast, and the Happisburgh guide called homes near the cliff usually cash-only. The winter coast guide ranked two stretches for erosion. We could not source any of this, so it is gone. The coastal erosion guide now carries a warning from the minutes of the Hemsby Stakeholder Group beside its advice on the Environment Agency’s map. If you used that map for Hemsby, please read the guide again.
• 1 November 2026: We corrected the passage on Hemsby in the coastal erosion guide against Great Yarmouth Borough Council’s own records. It had a figure we could not source and details of 2023 that those records do not support. If you read it before this date, please read it again.
• 1 November 2026: The secondary admissions guide told buyers to check Hethersett Academy’s catchment map. The academy’s 2027-28 policy has no catchment area and gives priority to named feeder schools. The guide also gave appeal success rates of about a quarter, where the Department for Education’s figures are about 38%. The schools guide, secondary schools guide, school timeline and moving checklist read as if a late Year 7 application would be answered on 1 March, when Norfolk’s timetable considers late applications on 1 April 2027. Three of them also said to apply to Norfolk County Council, when a family still living elsewhere applies through its home council.
• 1 November 2026: The primary admissions guide said parents in Norfolk can name three schools. Norfolk County Council’s arrangements have allowed four preferences since September 2025 entry.
• 31 October 2026: We corrected the flood guide, the coastal erosion guide, the home insurance guide and the Happisburgh and Hunstanton guides, after re-checking the points we changed, mostly against official sources. If you read any of them before that date, please read them again rather than relying on what you remember.
• 31 October 2026: The second homes, council tax and cost of living guides said Breckland had charged a second home premium since April 2026. Breckland decided in February 2026 not to apply one from April 2026, and has left open the option of starting in April 2027.
• 31 October 2026: The house price forecasts guide gave the OBR’s March forecast of 2.9% for UK house prices in 2027 and said Bank Rate would drift down into the mid-3s through 2027. The OBR’s forecast of 28 October 2026 has 2.4%, with Bank Rate at just over 4.25% by mid-2027.
• 31 October 2026: The first-time buyers and Help to Buy guides said a replacement for the Lifetime ISA might come from April 2028, or not before 2027 to 2028. The Budget of 28 October 2026 confirmed a First Time Buyer ISA for new savers from April 2029, and existing holders can carry on under the current rules.
• 31 October 2026: The first-time buyers guide said there was no successor to the Help to Buy equity loan. The Budget of 28 October 2026 confirmed one, Your First Home: 20% loans for first-time buyers buying a new-build home from a participating developer, with first sales expected from April 2027.
• 31 October 2026: We priced Tharston Park, in the new-build developments guide, from £235,000. Norfolk Homes’ plot table starts at £367,500, with no two-bedroom homes on sale.
• 1 October 2026: Our best places to retire guide gave Wymondham’s Band D council tax as £2,390.33. The 2026-27 figure is £2,482.42.
• 1 October 2026: The Swaffham guide named Thetford Grammar School as an option for families. The school closed on 31 August 2026.
• 23 September 2026: The moving from London guide gave Norfolk’s Band D council tax as roughly £1,600 to £2,100. The average Band D bill for 2026-27 runs from £2,414 in Great Yarmouth to £2,503 in Norwich.
• 22 September 2026: The Hingham guide sent readers to Attleborough for direct London trains. Attleborough has none.
• 22 September 2026: The Mulbarton guide said nearby Hethersett had its own rail station. That station closed in 1966, and Hethersett’s nearest is now Wymondham.
• 22 September 2026: The Downham Market guide named Downham Preparatory School as an option, a short drive south at Stow Bardolph. The school closed in August 2024, and Stow Bardolph is north of the town.
• 5 August 2026: A reader told us the Mulbarton guide had the B1113 running via Poringland and the village four miles from Norwich. The road runs via Swardeston, and the village is about six miles south of Norwich.
• 4 August 2026: A reader told us the Aylsham guide named one GP practice and said there was no major supermarket in town. Aylsham has two practices, the Market Surgery and the Reepham and Aylsham Medical Practice, plus a Tesco superstore, a Budgens with the Post Office, a Co-op and a shop at the BP garage.
• 21 July 2026: A reader told us the Hethersett guide did not mention Hethersett VC Primary and pointed readers to Wymondham instead. The guide now covers the school.