We are buying a 3 bedroom apartment in Woodbury with a mortgage. We would like to retain our Woodbury conveyancer, however the bank says he's not on their "panel". It seems we have no choice but to instruct one of the lender panel solicitors or retain our Woodbury conveyancing practitioner as well as pay for one of their panel ones to represent them. This feels very unfair; are we not able to insist that the bank use our Woodbury solicitor ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Woodbury conveyancing solicitor to apply to be on the conveyancing panel.
What is your number one tip for choosing a conveyancing solicitor in Woodbury
We would encourage you not to base your choice on the lowest Woodbury conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
We have a mortgage agreed in principle with Principality. Woodbury conveyancing practitioners are selected. How long does it take for Principality to forward the offer to the solicitor?
There is no definitive answer here. Have Principality completed the valuation? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
The formalities of my remortgage has taken place for my property in Woodbury. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Will commercial conveyancing searches disclose planned roadworks that may affect a commercial land in Woodbury?
Its becoming the norm that commercial conveyancing solicitors in Woodbury will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Woodbury. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Woodbury.
For every commercial conveyancing transaction in Woodbury it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Woodbury commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Woodbury.
I am selling my home. My past solicitors has retired. I am in need of a recommendation of a conveyancing firm. Im based in Woodbury if that makes things easier.
You should use our search tool to help you choose a solicitor for your conveyancing in Woodbury. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
I am using a search engine for the term conveyancing in Woodbury it shows results of numerous solicitorsin the area. With so much choice what is the best way to find the suitable conveyancer for purchase transaction?
The ideal way of finding the right conveyancer is through a personal testimonial, so seek the counsel of friends and relatives who have bought a property in Woodbury or a local estate agent or mortgage broker. Fees for conveyancing in Woodbury vary, so it's a good idea to obtain at least four estimates from varying types of property lawyers. Make sure that you clarify that the costs are assured not to increase.
I only have 68 years left on my lease in Woodbury. I am keen to get lease extension but my landlord is absent. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you have made all reasonable attempts to locate the lessor. On the whole a specialist should be useful to try and locate and to produce an expert document to be accepted by the court as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer both on devolving into the landlord’s disappearance and the application to the County Court overseeing Woodbury.
I purchased a studio flat in Woodbury, conveyancing formalities finalised 9 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Woodbury with over 90 years remaining are worth £202,000. The ground rent is £60 invoiced annually. The lease comes to an end on 21st October 2082
With 57 years left to run we estimate the price of your lease extension to range between £28,500 and £33,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.