What happens if my solicitor is removed from the RBS Solicitor panel ahead of completing my conveyancing in Woodley?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

My lawyer has informed me that missing deeds insurance is necessary on my purchase. What is the level of cover for Woodley conveyancing?

The right level of missing deeds indemnity insurance depends on your lender. It would differ for example between Santander and Barnsley Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.

We have agreed to purchase a house in Woodley. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?

As your lender is Clydesdale your lawyer must check the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and lawyers are required to report to Clydesdale where a lease does not meet these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Woodley.

After much negotiation I have agreed a price on a house in Woodley. My mortgage broker pressured me to appoint their property lawyer. I paid an upfront payment of £200. A couple of days later, the property lawyer contacted me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Just had an offer accepted on a new build flat in Woodley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Woodley

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared.

Is it simple use the search facility to select a conveyancing practitioner in Woodley on the authorised to act for my lender?

1st select a mortgage company such as Santander, Chelsea Building Society or TSB then specify your location a common one being Woodley. Conveyancing practices in Woodley and beyond will then be shown.

Expecting to complete next month on a studio apartment in Woodley. Conveyancing solicitors inform me that they are sending me a report tomorrow. What should I be looking out for?

The report on title for your leasehold conveyancing in Woodley should include some of the following:

Who has the liability for maintaining the window frames Alterations to the flat You would want to receive a copy of the lease You should have a good understanding of the insurance provisions Ground rent - what is due and when you need to pay, and be on notice if this is subject to change

I purchased a studio flat in Woodley, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Woodley with an extended lease are worth £185,000. The ground rent is £65 charged once a year. The lease comes to an end on 21st October 2086

You have 60 years left to run we estimate the price of your lease extension to be between £20,000 and £23,000 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.