Am I correct in assuming that the fact that my solicitor in Woodlands is not identified on my mortgage company's solicitor panel that there is a problem with the quality of his work?

It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Woodlands conveyancing practice and enquire why they are no longer on the approved list for your bank.

About to purchase a new build apartment in Woodlands. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Woodlands

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 supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I have been on the look out for a ground for flat up to £235,500 and found one near me in Woodlands I like with a park and station in the vicinity, however it only has 61 years unexpired on the lease. I can't really find anything else in Woodlands suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.

Is it simple use your search facility to get a costs illustration from a conveyancing solicitor in Woodlands on the approved list for my lender?

First pick a lender such as Lloyds TSB Bank, Coventry Building Society or Aldermore then choose your location for example Woodlands. Conveyancing firms in Woodlands and across England and Wales will then be identified.

What can I do to determine who is the owner of a property in Woodlands?

As long as the property is registered with HM Land Registry, and you have the information of the location of the premises, you should be able to obtain details from the HM Land Registry of the registered owner for a a minimal charge.