We are planning to acquire a flat and need a conveyancing solicitor in Woodley who is on the Co-operative conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Woodley.
If you had a top tip for choosing a conveyancing solicitor in Woodley what would it be?
Do not opt for the cheapest Woodley conveyancing quote. You really do get what you pay for when it comes to property lawyers. 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 go into the conveyancing with your eyes wide open.
When it comes to lenders such as HSBC, do Woodley solicitors have to pay a fee to be on the list of approved solicitors?
We are not aware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
Is it the case that all Woodley solicitor firms on the Leeds Building Society conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.
A colleague recommended that where I am buying in Woodley I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Woodley conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Woodley around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Woodley Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Woodley Education with plans and statistics, Local Amenities and other useful information about Woodley.
I'm buying a new build house in Woodley benefiting from help to buy. The developers would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not to tell my solicitor about the side-deal as it could put at risk my loan with Britannia. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How can the Landlord & Tenant Act 1954 affect my business property in Woodley and how can you help?
The particular law that you refer to affords security of tenure to business tenants, giving them the right to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Woodley is one of the hundreds of areas of the UK in which our lawyers are located
Having checked my lease I have discovered that there are only Fifty years unexpired on my lease in Woodley. I now wish to extend my lease but my freeholder is missing. What options are available to me?
If 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 for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to track down the lessor. On the whole an enquiry agent should be useful to try and locate and prepare an expert document to be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s absence and the application to the County Court overseeing Woodley.
I own a ground floor flat in Woodley, conveyancing formalities finalised in 2003. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Woodley with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 2088
You have 65 years unexpired we estimate the price of your lease extension to span between £13,300 and £15,400 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered 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 seeking the advice of a professional.