Is the fact that my solicitor in Woodley is not listed on my lender's solicitor panel that there is a problem with the standard of her work?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer 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 simply call the Woodley conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

Is it necessary to take out insurance to cover chancel repairs when acquiring a residence in Woodley?

Unless a previous acquisition of the house completed post 12 October 2013 you may take it that solicitors carrying out conveyancing in Woodley to continue to advocate a chancel search and or chancel repair liability insurance.

I am buying my first flat in Woodley with a mortgage from Barclays Direct. The sellers would not reduce the price so I negotiated 6k of additionals instead. The property agent suggested that I not reveal to my lawyer about this deal as it will jeopardize my loan with Barclays Direct. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Looking forward to sign contracts shortly on a garden flat in Woodley. Conveyancing solicitors assured me that they are sending me a report tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Woodley should include some of the following:

Does the lease prohibit wood flooring? Defining your legal entitlements in relation to common areas in the building.For example, does the lease provide for a right of way over an accessway or hallways? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Ground rent - what is due and what the invoice dates are, and be on notice if this is subject to change if lease provides for a sinking account for major repairs?

I inherited a basement flat in Woodley, conveyancing having been completed in 2012. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Woodley with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease expires on 21st October 2098

With 72 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

What is the reason for my conveyancing practitioner requiring numerous items of ID ahead of starting my conveyancing in Woodley?

Woodley solicitors are obliged by the Law Society, SRA, HM Land Registry and current Money Laundering legislation to record that the have checked the identity of their clients. It is also sometimes a condition of your lender if you are taking a mortgage. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have information such as your full names, NI number and DOB.