Do the conveyancing practitioners identified through your search tool execute auction conveyancing in Woodbury?
We know of a number of niche practitioners we can put you in touch with those conducting auction conveyancing. Woodbury is just one of hundreds of locations in which our lawyers are based.
Can I be sure that the Woodbury conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Woodbury getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor conducting your transaction.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Woodbury conveyancer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Woodbury. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Will our lawyer be asking questions regarding flooding during the conveyancing in Woodbury.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Woodbury. There are those who acquire a property in Woodbury, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, but there are a number of checks that may be initiated by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Woodbury. The conventional set of completed inquiry forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to determine whether the premises has ever been flooded. If the residence has been flooded in past and is not disclosed by the owner, then a purchaser could bring a compensation claim as a result of such an misleading response. The buyer’s solicitors will also conduct an enviro report. This should higlight if there is any known flood risk. If so, more detailed inquiries will need to be conducted.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Woodbury is the location of the property. Can you offer any opinion?
Flying freeholds in Woodbury are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Woodbury you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodbury 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 premises.
In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Woodbury and how can you help?
The 1954 Act affords a safeguard to commercial lessees, granting the a statutory right to make a request to court for a new lease and continue in occupation when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Woodbury is one of the hundreds of locations in which the firms we work with have offices
How does one remove a deceased person's details from the title deeds for a house in Woodbury?
Where a Woodbury property is jointly owned and one of the proprietors passes away, the name will not immediately be removed from the Land Registry title. You are not required to amend the title as when it comes to a disposal you would simply be required to evidence as to the reason the other proprietor is missing from the transfer, usually this is in the form of the probate documents.
With a view to making the sale conveyancing simpler for the sale of the property you may apply to have the deceased person removed from the title by submitting an application to HM Land Registry with evidence of the death. There is no land registry fee payable.