We were about to instruct a conveyancing solicitor in Woodcote found using your comparison tool but have come across some other estimates on the internet appear cheaper – how come?
There are plenty of websites promoting alleged £99 conveyancing, unfortunately it’s common in such cases for extracharges result in the final invoice totally different to the one you expected. Solicitors ought to ensure fees outlined in terms of business should be equitable invoiced The law firms that we list for conveyancing in Woodcote specify all charges for the property you intend topurchase.
I have 70 years unexpired on my lease and require a lease extension for my flat in Woodcote. Conveyancing solicitors on the Nationwide Building Society panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 17/6/2025 the requirements read as follows :
- There must be at least 30 years remaining at the end of the mortgage term (regardless of the length of lease at the start).
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:
Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer
- Where lending is over 85% of the purchase price/valuation on a second hand flat and the unexpired lease term on the offer is 90 years or more - only advise us if the actual lease term is less than 90 years.
New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer
Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.
SECOND HAND PROPERTIES
Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term less than 55 years
- Unexpired lease term less than 90 years where we are lending more than 85% of the purchase price/valuation on a second hand flat
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period is less than or equal to 5 years
Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 55 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial, etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary
Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than 85 years (Minimum 90 years where we are lending more than 85% of the purchase price/valuation on a second hand flat)
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI
NEW BUILD PROPERTIES (includes office conversions)
Unacceptable - advise Issuing Office (Will be declined)
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house (does not apply to Shared Ownership)
- Any lease which is subject to a Ground Rent (or Annual Rent) being charged which is more than on a peppercorn basis
- Any lease which is subject to a Ground Rent (or Annual Rent) being charged which is more than on a peppercorn basis
Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary
Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- A lease subject to a peppercorn Ground Rent (Annual Rent) charges
For the avoidance of doubt, any New Build properties completed but not sold pre-30 June 2022 will only be acceptable if the Lease conforms to the above guidance.
* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years.
Lease Extensions
We require all Lease Extensions to be completed under the Leasehold Reform Housing and Urban Development Act 1993 and to meet the above criteria as a minimum. Where you become aware that it does not meet these requirements, please refer to Issuing Office.
Please ensure that all lender enquiries are submitted (with full documentation/requirements) at least 2 weeks prior to exchange to allow sufficient time for review and decisioning.
My bid for a property was accepted at auction in Woodcote. Conveyancing is necessary. What is next?
Given that you have now for all intents and purposes signed on the dotted line you should retain a conveyancing solicitor quickly as you are faced with a tight a fixed date to complete the property. Every auction property will ordinarily have a bespoke legal set of papers. This should include evidence of title and search results. Where you are dealing with leasehold property the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You should give this to the lawyer instructed by you ASAP. You also need to ensure that you have funds in order to complete on the on the contractual date .
I am planning to move home in September. Will my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you put forward a removal company in Woodcote. Conveyancing solicitor was found prior to coming across this site.
On the afternoon of completion you will need to pick up the house keys from the selling agent but this can only happen when the sellers lawyers advise the agent that the monies to complete are in and the keys can be collected. Subsequently you will need to tell the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can assist you in locating a conveyancing in Woodcote or a firm with expertise in conveyancing in Woodcote.
The formalities of my purchase has taken place for my property in Woodcote. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies 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. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Just acquired a terraced house in Woodcote , how long will it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Woodcote conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are concluded.
There is nothing unique when it comes to conveyancing in Woodcote registration formalities. Rather than based on location, timeframes can differ according to the party submitting the application, whether there are errors and if the Land registry need to notify any third persons or bodies. Currently approximately three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be protracted delays. Registration takes place once the new owner has moved in to the property thus 'speed' is not typically top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer must contact the land registry and explain the circumstances.
I am using a search engine for the words on line conveyancing in Woodcote it reveals numerous conveyancersin the area. With so much choice what is the best way to find the suitable solicitor for the sale of my house?
The ideal method of choosing the right conveyancer is via personal referral, so enquire of colleagues and family who have acquired a property in Woodcote or a reputable estate agent or financial adviser. Charges for conveyancing in Woodcote vary, so it's advisable to obtain a minimum of four costs illustrations from varying types of solicitors. Be sure to obtain confirmation that the costs are assured not to escalate.
How do I find a Woodcote conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 25kilometers to meet the lawyer.
Feel free to make use of the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Woodcote and you will see a number of lawyer located nearest Woodcote. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.