How does conveyancing in Woodlands differ for new build properties?

Most buyers of new build or newly converted property in Woodlands contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because new home sellers in Woodlands typically 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 property lawyers 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 accustomed to new build conveyancing in Woodlands or who has acted in the same development.

I decided to have a survey carried out on a property in Woodlands in advance of retaining lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some banks may not give a mortgage on such a property.

It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Woodlands. Conveyancing may be slightly more expensive based on your lender's requirements.

Should I be concerned that brokers that I am dealing with are recommending a factory type conveyancing firm rather than a High Street Woodlands conveyancing company?

As with lots of service providers, often input from family and friends can be extremely useful or valuable. But there are lots of players in a conveyancing deal; estate agents, financial adviser and mortgage companies may put forward lawyers to use. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there may be a financial incentive behind the recommendation. You have the right to select your own lawyer. You need to be aware that most lenders specify a panel list of solicitors you must use for the mortgage related work in your transaction.

I am thinking of appointing a conveyancing solicitor in Woodlands for my house move. Is it possible to check a firm’s record with the profession’s regulator?

You can read presented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training reasons.

All being well we will complete the sale of our £225,000 apartment in Woodlands next week. The management company has quoted £348 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Woodlands?

Woodlands conveyancing on leasehold flats usually requires the purchaser’s solicitor submitting questions for the landlord to address. Although the landlord is under no legal obligation to address these enquiries most will be content to assist. They are entitled to levy a reasonable charge for answering enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some cases it is above £800. The administration charge invoiced by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration charges, without which the invoice is technically not due. Reality however dictates that you have little choice but to pay whatever is requested of you if you want to complete the sale of your home.

Following years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Woodlands. Can we issue an application to the Residential Property Tribunal Service?

in cases where there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the price.

An example of a Lease Extension decision for a Woodlands flat is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case was in relation to 1 flat. The unexpired residue of the current lease was 60.45 years.