I am getting a mortgage with Lloyds. I hope to use a Licensed Conveyancer in St Werburghs. Does the Lloyds Conveyancing panel include Licensed Conveyancers?

The Lloyds approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

We see that you have a post code search directory listing solicitors on the TSB conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in St Werburghs?

We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in St Werburghs.

How does conveyancing in St Werburghs differ for new build properties?

Most buyers of new build residence in St Werburghs approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in St Werburghs typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in St Werburghs or who has acted in the same development.

In sourcing the web for the words on line conveyancing in St Werburghs it brings up numerous conveyancerslocally. With so much choice what is the best way to find the suitable conveyancer for my move?

The preferential way of finding a suitable conveyancer is via trusted referral, so ask colleagues and those you trust who have purchased a property in St Werburghs or the respected estate agent or mortgage broker. Costs for conveyancing in St Werburghs differ, so it's a good idea to obtain a minimum of three costs illustrations from different law firms. Make sure that you know that the fees are fixed.

Can you provide any advice for leasehold conveyancing in St Werburghs from the perspective of expediting the sale process?

• Much of the frustration in leasehold conveyancing in St Werburghs can be avoided where you appoint lawyers the minute your agents start marketing the property and request that they start to put together the leasehold documentation needed by the purchasers’ lawyers.
Some St Werburghs leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you are supposed to have a share in the Management Company, you should ensure that you are holding the original share certificate. Obtaining a replacement share certificate can be a time consuming formality and frustrates many a St Werburghs home move. Where a new share certificate is necessary, you should approach the company director and secretary or managing agents (if applicable) for this as soon as possible. If you have carried out any alterations to the premises would they have required Landlord’s approval? In particular have you laid down wooden flooring? St Werburghs leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord acquiescing to such changes. If you dont have the approvals to hand you should not communicate with the landlord without checking with your lawyer first.

Leasehold Conveyancing in St Werburghs - A selection of Questions you should consider before buying

The best form of lease structure is a share of the freehold. In this situation the tenants benefit from being in charge if their destiny and although a managing agent is frequently retained where the building is bigger than a house conversion, the managing agent is directed by the tenants. Is the freehold owned jointly by the leaseholders? What is the annual maintenance fee and ground rent?