I require conveyancing for a flat in a fairly new development (6 years built) in Woburn. Almost all the appartments have already been occupied. Do I need carry out the conveyancing searches as part of conveyancing in Woburn?
You are opening yourself up to an unnecessary risk in refusing to carrying out Woburn conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in no uncertain terms that you have them. Where accelerating the process and driving down costs are top of your issues you should consider with your lawyer about the possibility of search insurance
Are all Woburn Conveyancing Quality Solicitors on the HSBC conveyancing list of approved firms?
A selection of banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives 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 firms wishing to remain on their approved list of firms.
My partner and I are spending time viewing houses in Woburn and I am now considering a potential offer. Is it best to have my conveyancing practitioner on ‘stand by’? I will be getting a mortgage with Co-operative.
It would be wise to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are obtaining a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Woburn building society branch on various occasions and was informed it wasn't a problem and they would lend. My Woburn conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the solicitor is on the mortgage company panel, they must follow the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I used Wolstenholmes several years past for my conveyancing in Woburn. Now, I need the files however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Woburn of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Having checked my lease I have discovered that there are only 72 years left on my lease in Woburn. I now want to extend my lease but my landlord is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to find the lessor. For most situations an enquiry agent should be useful to try and locate and to produce a report to be used as proof that the landlord is indeed missing. It is advisable to get professional help from a solicitor in relation to proving the landlord’s absence and the vesting order request to the County Court covering Woburn.
I purchased a split level flat in Woburn, conveyancing was carried out 9 years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Woburn with over 90 years remaining are worth £179,000. The ground rent is £65 invoiced annually. The lease expires on 21st October 2077
You have 57 years left to run we estimate the price of your lease extension to span between £26,600 and £30,800 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.
Our lender agreed in principle to grant us a mortgage. We are using a high street conveyancer in Woburn two days ago. Today, our broker phoned to advise us that the mortgage company said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we did not have a clue that the lender had a say Is this legal?
You can actually select any conveyencer you want to appoint including the said conveyancer in Woburn nevertheless if they are not on the your bank's approved list you will have to fork out additional cost so your lender can retain their own conveyancer too. It may be possible your preferred conveyancing firm to get added to the lender panel. Do make the most of online tools such as lenderpanel.com to find a conveyancing solcitor in Woburn on the mortgage company panel. You can go into your high street bank branch in Woburn. They will know some good conveyancing solicitors in Woburn on the mortgage company panel.