Am I correct in assuming that the fact that my conveyancer in Woodcote Green is not listed on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Woodcote Green conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Do the conveyancing practitioners that you recommend handle right to buy conveyancing in Woodcote Green?
We have identified a variety of conveyancing specialists who can service right to buy conveyancing Please call us in order to get a costs illustration.
Please help - my lawyer advises that defective lease insurance is needed on my purchase. What is the level of cover for Woodcote Green conveyancing?
The right level of defective lease indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Barnsley Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
I currently have a mortgage with Skipton for my property in Woodcote Green. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?
You must advise Skipton in advance of renting your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel lawyer.
I am selling my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being difficult. The Woodcote Green solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What tools are available to search for a Woodcote Green law firm on the TSB conveyancing panel? I have a car and am happy to travel upto 10kilometers to meet the conveyancer.
Feel free to make use of the search on this page. Please select a mortgage company and your location and you will see a number of Woodcote Green conveyancing lawyers located nearest you. We have listed some Woodcote Green conveyancing firms towards the end of this page and you can contact them to check whether they are on the TSB approved list
My brother has recommend that I use his conveyancing solicitors in Woodcote Green. Should I use them?
Much as we are happy to recommend a Woodcote Green conveyancing lawyer the best way to select a conveyancing lawyer is to have referrals from friends or family who have actually experience in using the conveyancer you're are thinking of instructing.
Do you have any advice for leasehold conveyancing in Woodcote Green with the aim of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Woodcote Green can be reduced if you appoint lawyers the minute your agents start marketing the property and ask them to collate the leasehold information needed by the buyers’ solicitors. If there is a history of conflict with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be nervous about purchasing a flat where a dispute is unresolved. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to present the dispute as historic as opposed to ongoing. A minority of Woodcote Green leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you are supposed to have a share in the freehold, you should make sure that you are holding the original share document. Arranging a new share certificate can be a lengthy formality and frustrates many a Woodcote Green home move. Where a duplicate share is required, do contact the company director and secretary or managing agents (where applicable) for this at the earliest opportunity. In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Most leases in Woodcote Green state that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord acquiescing to such changes. Should you fail to have the approvals to hand you should not contact the landlord without contacting your lawyer in the first instance.
Despite our best efforts, we have been unsuccessful in trying to purchase the freehold in Woodcote Green. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We are happy to put you in touch with a Woodcote Green conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Woodcote Green property is Ground Floor Maisonette 17 Milton Road in January 2014. The Tribunal determined the premium payable by the Applicant to the should be £13,299 This case affected 1 flat. The unexpired residue of the current lease was 71.73 years.