My partner and I are looking to buy a flat in Woolavington and have appointed a Woolavington conveyancing practice. Within the last couple of days our lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. HSBC Bank have this morning contacted us to advise us that they have now hit a problem as our Woolavington conveyancer is not on their conveyancing panel. Is this a problem?

Where you are buying a property requiring a mortgage it is normal for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Woolavington lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.

I am buying a house and the conveyancer has mentioned Chancel Repair for which the house could be liable because it falls into the area of such a church. She has mentioned insurance. Is this strictly necessary for conveyancing in Woolavington

Unless a previous purchase of the property completed after 12 October 2013 you could take it that solicitors conducting conveyancing in Woolavington to remain recommending a chancel search and or insurance against a claim.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Woolavington is the location of the property. What do you suggest?

Flying freeholds in Woolavington are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Woolavington you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woolavington may decide 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 property.

I am a sole trader looking to lease a unit on the high street. Can you recommend lawyers offering competitive costs for non-domestic conveyancing in Woolavington for below £1,200?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Woolavington, including the disposal and acquisition of businesses as well as simply property. If you are looking to purchase or dispose of a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right firm. As for the fees these will vary based on the structure and terms of the deal. Let us have your details or telephone so as to enable us to supply you with a detailed commercial conveyancing quote.

I am in need of some leasehold conveyancing in Woolavington. Before diving in I want to be sure as to the unexpired term of the lease.

Assuming the lease is registered - and 99.9% are in Woolavington - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I inherited a basement flat in Woolavington, conveyancing having been completed 5 years ago. Can you work out an approximate cost of a lease extension? Similar properties in Woolavington with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ends on 21st October 2092

You have 67 years remaining on your lease the likely cost is going to span between £10,500 and £12,000 plus legals.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.