I am getting a offer of a home loan from Lloyds. My intention is to employ the services of a Licensed Conveyancer in Wooburn Green. Does the Lloyds Conveyancing panel include Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

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

Given you intend to refinance then TSB will insist on your using a conveyancer on the TSB 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 TSB 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 TSB mortgage is registered as a charge at the Land Registry.

I was recommended by a few property agents in Wooburn Green to find a solicitor on your site. Is there a financial incentive for Estate Agents to recommend your lawyers over and above another?

We refuse to give any financial incentive for directing people our way. We found it would be just too difficult to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

As co-executor for the estate of my grandmother I am disposing of a house in Monmouth but live in Wooburn Green. My lawyer (approximately 250 kilometers awayneeds me to sign a stat dec before completion. Could you suggest a conveyancing practitioner in Wooburn Green to witness and place their company stamp on the document?

Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are based in Wooburn Green

I have just appointed agents to market my ground floor flat in Wooburn Green. Conveyancing lawyers have not yet been instructed, however I have recently received a yearly service charge invoice – should I leave it to the buyer to sort out?

The sensible thing to do is discharge the invoice as normal as all ground rent and service charges should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Wooburn Green Leasehold Conveyancing - Sample of Questions you should ask before Purchasing

Who manages the building? Best to be warned if window replacement or some other significant cost is pending to be shared amongst the tenants and will dramatically increase the the maintenance charges or require a specific invoice. Its a good idea to discover as much as you can about the company managing the building as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to day to day issues like the upkeep of the communal areas. Ask other tenants what they think of their management. On a final note, investigate as to the dates that the service charges are due to the appropriate party and precisely how they are spending the funds.