Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a two bedroom flat in Woodcote. Do I pick up the keys to the premises on the completion date from my solicitor? If so, I will find a local conveyancing solicitor in Woodcote?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the vendor’s solicitors, and once they have received this, you should be called to receive the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.

I am being told by my conveyancer that missing deeds insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Woodcote?

The appropriate level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Coventry Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

Two weeks ago we had a mortgage agreed in principle with Principality. Woodcote conveyancing lawyers were instructed. What is the average time that one could expect to receive a mortgage offer from Principality?

There is no definitive answer here. Have Principality completed the valuation? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Will our lawyer be raising enquiries concerning flooding as part of the conveyancing in Woodcote.

The risk of flooding is if increasing concern for solicitors dealing with homes in Woodcote. There are those who acquire a house in Woodcote, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Lawyers are not qualified to impart advice on flood risk, but there are a number of checks that may be undertaken by the buyer or by their lawyers which can give them a better understanding of the risks in Woodcote. The standard information given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to determine whether the property has ever been flooded. If flooding has previously occurred which is not revealed by the owner, then a purchaser could issue a legal claim for losses as a result of such an inaccurate answer. The purchaser’s lawyers should also order an environmental search. This should reveal whether there is any known flood risk. If so, additional inquiries should be conducted.

Over the last few months I have been searching for a flat up to £305k and identified one near me in Woodcote I like with amenity areas and station in the vicinity, however it's only got 51 years on the lease. There is not much else in Woodcote in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

Should you need a home loan the shortness of the lease will likely be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

In scouring the internet for the words conveyancing in Woodcote it shows results of numerous property lawyersin the area. With so much choice what is the best way to find the right conveyancer for the sale of my house?

The preferential way of choosing a suitable conveyancer is via personal recommendation, so seek the counsel of colleagues and relatives who have purchased a property in Woodcote or the reputable estate agent or financial adviser. Charges for conveyancing in Woodcote differ, so it's advisable to secure a minimum of four fee calculations from varying types of property lawyers. Make sure that you know what costs in the quote includes.

I would like to rent out my leasehold flat in Woodcote. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

Notwithstanding that your last Woodcote conveyancing lawyer is no longer around you can review your lease to see if you are permitted to let out the property. The rule is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you are obliged to seek consent from your landlord or some other party before subletting. This means you not allowed to sublet in the absence of prior consent. The consent should not be unreasonably turned down. If the lease prohibits you from letting out the property you should ask your landlord for their consent.

I purchased a split level flat in Woodcote, conveyancing having been completed October 2004. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Woodcote with an extended lease are worth £211,000. The ground rent is £45 invoiced every year. The lease runs out on 21st October 2092

With only 67 years remaining on your lease the likely cost is going to range between £10,500 and £12,000 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.