My husband and I wish to acquire a newbuild flat in Woodbridge with a residential mortgage from National Westminster Bank.We like our Woodbridge conveyancing lawyer but National Westminster Bank informed us he's not on their approved list of firms. We have to appoint a National Westminster Bank panel solicitor or keep our preferred solicitor and fork out for a National Westminster Bank panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that National Westminster Bank use our lawyer?

Unfortunately,no. The loan issued to you contains various provisions, a common one being that lawyers must be on the National Westminster Bank solicitor panel. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for National Westminster Bank

We are aiming to move home in May. Should my conveyancing solicitor call the removal company on the completion day. On a separate note, can you recommend a removal company in Woodbridge. Conveyancing lawyer was found before I stumbled across this site.

On the afternoon of completion you will need to collect the house keys from the property agent however this should only take place once the vendors solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. You can tell the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can assist you in locating a residential property solicitor in Woodbridge or a lawyer that specialises in conveyancing in Woodbridge.

Is it correct that all Woodbridge CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?

Some major banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.

I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, HSBC are being problematic. The Woodbridge solicitor who is on the HSBC conveyancing panel is happy to accept ‘lack of building regulation’ insurance but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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 visited warn that are the number one cause of delay in Woodbridge house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in Woodbridge.

I decided to have a survey completed on a property in Woodbridge in advance of appointing solicitors. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies tend not grant a loan on such a house.

It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. If you e-mail us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Woodbridge. Conveyancing may be slightly more expensive based on your lender's requirements.

We expect to complete our sale of a £350,000 apartment in Woodbridge on Wednesday in a week. The freeholder has quoted £372 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Woodbridge?

Woodbridge conveyancing on leasehold flats more often than not necessitates the buyer’s solicitor sending enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to such questions the majority will be willing to do so. They may invoice a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some situations it exceeds £800. The management information fee demanded by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, without which the charge is not strictly payable. In reality you have little choice but to pay whatever is requested of you if you want to sell the property.

Woodbridge Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying

It is important to be aware if a new roof is being put on or some other significant cost is pending that will be shared by the leaseholders and will dramatically increase the the service charges or result in a specific invoice. How many of the leaseholders are in arrears for their service charge payments?