Do banks and building societies provide you with an approved list of Woodstock conveyancing solicitors? How do you know who is on the Lloyds conveyancing panel?
Woodstock conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
Can you point me to a directory of RBS panel solicitors in Woodstock on the Council of Mortgage Lender’s Website?
No. There is no such facility on the CML or Building Society Association sites. Very few mortgage companies make their panel listings available over the internet. Where you are looking for a Woodstock solicitor on the RBS please use our tool.
We previously instructed conveyancers locally in Woodstock on the Leeds Building Society solicitor approved list. They have just invoiced me a further amount for handling the Leeds Building Society mortgage. Is this a supplemental conveyancing fee specified by Leeds Building Society?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your lawyer is entitled to charge a fee for this. This charge is not set by Leeds Building Society but by your Woodstock property lawyer. Numerous firms on the Leeds Building Society panel will levy an ‘acting for lender’ fee and others do not.
I am selling my flat. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being difficult. The Woodstock solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Various web forums that I have come across warn that are the primary reason for stalling in Woodstock conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Woodstock.
I own a terraced Edwardian house in Woodstock. Conveyancing lawyer represented me and Britannia. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Woodstock and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing lawyer who completed the work.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Woodstock is where the house is located. What do you suggest?
Flying freeholds in Woodstock are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Woodstock 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 Woodstock may decide 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.
My business partner and I are intending to lease a unit on a shopping parade. Can you recommend lawyers offering competitive fees for commercial conveyancing in Woodstock for below 1500k?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Woodstock, including the disposal and purchase of businesses as well as simply premises. Whether you are looking to acquire or sell a shop, pub, restaurant, office, retail unit or a whole business we can find you the right solicitor. Regarding the costs this will depend on the structure and nuances of the proposed transaction. Let us have your details or phone us so that we can supply you with a fixed commercial conveyancing quote.