We were about to choose a conveyancing solicitor in Woodbury listed using your search tool but stumbled across some other quotes via the web appear less expensive – how come?

There are numerous websites promoting so-called cheap conveyancing, but extracosts result in the completion bill being inflated. Solicitors ought to ensure fees set out in terms and conditions should be equitable invoiced The conveyancers that we list for conveyancing in Woodbury specify all costs for the property you intend tobuy.

My uncle passed away six months ago and as sole heir and executor I was left the house in Woodbury. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?

If you intend to refinance then HSBC will insist on your using a conveyancer on the HSBC conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your HSBC conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the HSBC mortgage is registered as a charge at the Land Registry.

Are there restrictive covenants that are commonly picked up during conveyancing in Woodbury?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Woodbury. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How does conveyancing in Woodbury differ for new build properties?

Most buyers of new build or newly converted property in Woodbury come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is finished. This is because house builders in Woodbury 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 Woodbury or who has acted in the same development.

Last March I purchased a leasehold house in Woodbury. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Woodbury Conveyancing for Leasehold Flats - Examples of Queries before Purchasing

How many of the leaseholders are in arrears for their service charge payments? It is important to be aware if fixing the lift or some other major work is coming up to be shared between the leaseholders and will materially impact the level of the service fees or necessitate a one off payment. The prefered form of lease arrangement is a share of the freehold. In this scenario the lessees have control and although a managing agent is frequently employed where the building is bigger than a house conversion, the managing agent is directed by the tenants.