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Conveyancing in Woodley : Keep it Local

Reasons to use our Woodley conveyancing solicitors

  • 1 The practices identified on our directory have a mix of conveyancing solicitors, legal executives and support staff handling over one hundred thousand cases annually.
  • 2 The Woodley conveyancing firms that are identified are committed to providing value for money, efficient and transparent conveyancing service to purchasers, sellers and remortgagors in Woodley
  • 3 Using a high street Solicitor usually means that you will receive a more bespoke service. When using a large conveyancing firm, you tend to be looked after by a team of people who who update you by determining whether the ‘computers says no’.
  • 4 This site is the only site that enables you the ability to ensure that your conveyancing in Woodley will be conducted by a property lawyer on your mortgage lender’s approved panel.
  • 5 The hallmark of our conveyancing solicitors in Woodley is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) often falls short of the high standards of professionalism you would hope for.

Examples of recent conveyancing in Woodley since February 2024*

Recently asked questions about conveyancing in Woodley

I am nearing exchange of contracts for my ground floor flat in Woodley and the EA has just called to warn that the purchasers are changing their property lawyer. The reason given is that the lender will only engage with solicitors on their approved list. Why would a big named mortgage company only work with certain lawyers rather the firm that they want to appoint for their conveyancing in Woodley ?

Mortgage companies have always had an approved set of law firms they are willing to work with, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lenders point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.

Please explain the implications if my lawyer’s firm is expelled from the Aldermore Solicitor panel ahead of completing my conveyancing in Woodley?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Forgive me if this question is silly but I am new to the house moving as a first time buyer of a garden flat in Woodley. Do I receive the keys to the property on completion from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in Woodley?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you will be invited to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.

I have paid off my mortgage with Yorkshire BS. I assume I don't need a Woodley property lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Yorkshire BS has sent the Land Registry the discharge electronically, and
  3. Yorkshire BS has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Yorkshire BS mortgage has been paid off.

The formalities of my remortgage has taken place for my property in Woodley. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department 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.

I decided to have a survey done on a property in Woodley in advance of retaining lawyers. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some lenders may not give a mortgage on a flying freehold premises.

It varies from the lender to lender. Lloyds has different instructions from Nationwide. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Woodley. Conveyancing may be slightly more expensive based on your lender's requirements.

I was pointed in your direction by a number of estate agents in Woodley to get a quote from a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to promote your lawyers rather than alternative conveyancing organisations?

We refuse to offer any financial incentive for directing people to this site. We thought it would be too underhand a fee as home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

I am a negotiator for a long established estate agency in Woodley where we have witnessed a number of flat sales jeopardised due to short leases. I have received conflicting advice from local Woodley conveyancing firms. Please can you confirm whether the owner of a flat can commence the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Woodley Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying

    Are there any major works in the near future that could add a premium to the maintenance fees? This information is useful as a) areas can cause problems for the block as the communal areas may begin to deteriorate if maintenance are not paid for b) if the leasehold owners have a dispute with the managing agents you will need to know about it

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Sample of conveyancing solicitors in Woodley regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Woodley but also conveyancing throughout England and Wales.

  • The Head Partnership Solicitors Llp, Unit 9, Chalfont Court, Lower Earley District Centre, Lower Earley, Reading, Berkshire, RG6 5SY
  • Ackers Clayton Reeve Solicitors, 5 London Road, Twyford, Reading, Berkshire, RG10 9EH
  • Barrett & Co Solicitors Llp, Salisbury House, 54 Queens Road, Reading, Berkshire, RG1 4AZ
  • Boyes Turner Llp, Abbots House, Abbey Street, Reading, Berkshire, RG1 3BD
  • Clarks Trustees Limited, One Forbury Square, The Forbury, Reading, Berkshire, RG1 3EB

Residential Landlord and Tenant Conveyancing solicitors in Woodley

The list below is a non-comprehensive list of solicitors in Woodley with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on Court proceedings for possession

  • The Head Partnership Solicitors Llp, Unit 9, Chalfont Court, Lower Earley District Centre, Lower Earley, Reading, Berkshire, RG6 5SY
  • Ackers Clayton Reeve Solicitors, 5 London Road, Twyford, Reading, Berkshire, RG10 9EH
  • Boyes Turner Llp, Abbots House, Abbey Street, Reading, Berkshire, RG1 3BD
  • Clarkslegal Llp, One Forbury Square, The Forbury, Reading, Berkshire, RG1 3EB
  • Hewetts Law Limited, 55-57 London Street, Reading, Berkshire, RG1 4PS

Commercial Conveyancing solicitors in Woodley regulated by the SRA

The list below is a small selection of solicitors in Woodley with expertise in commercial conveyancing in Woodley. This may include advice on buying and selling small and large scale commercial property and agricultural land
  • The Head Partnership Solicitors Llp, Unit 9, Chalfont Court, Lower Earley District Centre, Lower Earley, Reading, Berkshire, RG6 5SY
  • Ackers Clayton Reeve Solicitors, 5 London Road, Twyford, Reading, Berkshire, RG10 9EH
  • Barrett & Co Solicitors Llp, Salisbury House, 54 Queens Road, Reading, Berkshire, RG1 4AZ
  • Anthony Sandall & Co, Brightwell House, 40 Queens Road, Reading, Berkshire, RG1 4AU
  • Boyes Turner Llp, Abbots House, Abbey Street, Reading, Berkshire, RG1 3BD

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.