We are looking to buy a flat and need a conveyancing solicitor in Woodley who is on the Aldermore approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Aldermore . We don't recommend any particular firms conducting conveyancing in Woodley.
A friend advised me that where I am purchasing in Woodley I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Woodley conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant 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 demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information about Woodley.
I used Action Conveyancing a few years ago for my conveyancing in Woodley. I now require my papers but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Woodley of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Woodley is where the house is located. What do you suggest?
Flying freeholds in Woodley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Woodley you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodley may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What are your top tips when it comes to appointing a Woodley conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Woodley conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non Woodley conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
-
What are the costs for lease extension work?
I acquired a 1st floor flat in Woodley, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Woodley with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 2091
You have 66 years remaining on your lease the likely cost is going to range between £11,400 and £13,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.
I own a leasehold flat in Woodley. Conveyancing was completed in five years ago. I have heard that I mustn’t allow the lease length get too low. What is the reasoning?
Woodley leasehold properties are for a prescribed period - normally just under one hundred years when they started. However many flats in Woodley were constructed or converted in the 60’s and so these leases now have less than 80 years remaining. This may sound like plenty of time but Banks, Building Societies and other mortgage companies on the whole need leases to have a minimum of 75 years remaining to be mortgageable. This means that when you come to sell the property you will need to extend the term of your lease if you are getting close to 75 years. To increase your property value you should be considering whether or not to extend your lease well in advance of selling the property. You should note that there are significant benefits to doing so before the lease reaches even 80 years as when the lease is less than 80 years the amount to be paid to extend starts to increase.