Can you explain why leasehold purchase conveyancing in Woodley costs more?

Woodley leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

We are purchasing a house in Woodley. It might be a silly question but how we can trust a solicitor? At some point we have to put money into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I'm the only recipient of my late mum's estate and I have everything in my name now, including the house in Woodley. Conveyancing formalities meant that the Land Registry date was in July. I now wish to sell up. I do know about the CML six month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the house in July. Will no one buy the property for half a year?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Most banks would take a sensible view as this obligation chiefly exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.

I am expecting a AIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Woodley solicitors on the Clydesdale conveyancing panel, or is it better to go independently?

You will need to appoint Woodley solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.

My colleague recommended that where I am purchasing in Woodley I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes included in the estimate for your Woodley conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Woodley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Woodley.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Woodley is the location of the property. Can you shed any light on this issue?

Flying freeholds in Woodley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Woodley you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodley may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

At what point do I incur the Stamp Duty Land Tax payable for my Woodley flat purchase?

Most property lawyers tend to fill out a Land Transaction Return Form for you during your Woodley conveyancing transaction for you to sign. After completion your conveyancing practitioner will submit the Land Transaction application to the Inland Revenue and - as long as they have the money - discharge any land tax liability on your behalf.