How up to date is your database of Woodbridge solicitors on the Virgin Money conveyancing panel? Do Virgin Money send you an updated list?

Woodbridge conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.

After looking at consumer advice sites for an online lawyer in Woodbridge, many say that I must instruct a CQS accredited lawyer. Can you explain what CQS is?

Woodbridge Conveyancing Quality Scheme practices have achieved certification under the Law Society's Scheme (CQS) CQS was brought about to promote high standards in the home moving process. CQS helps consumers to recognise solicitor firms that provide a quality residential conveyancing. Woodbridge is one of locations in England and Wales in which accredited firms are based. The conveyancing scheme requires solicitors to undergo a strict assessment, compulsory training, self-reporting, random audits and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.

My wife and I purchased a 4 bedroom Georgian house in Woodbridge. Conveyancing practitioner represented me and Barclays . I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

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 Woodbridge and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing practitioner who conducted the purchase.

How does conveyancing in Woodbridge differ for new build properties?

Most buyers of new build or newly converted property in Woodbridge come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is constructed. This is because developers in Woodbridge usually purchase 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 used to new build conveyancing in Woodbridge or who has acted in the same development.

Completion is due on our sale of a £425,000 apartment in Woodbridge on Tuesday in a week. The landlords agents has quoted £408 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Woodbridge?

Woodbridge conveyancing on leasehold apartments ordinarily involves administration charges invoiced by landlords agents :

Completing pre-contract questions Where consent is required before sale in Woodbridge Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Woodbridge leasehold premises is £350. For Woodbridge conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide answers.

I purchased a studio flat in Woodbridge, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Woodbridge with over 90 years remaining are worth £176,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2105

With 80 years unexpired the likely cost is going to range between £8,600 and £9,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.