My wife and I are buying a 3 bedroom flat in Woodbridge with a mortgage. We would like to retain our Woodbridge lawyer, but the mortgage company says she’s not on their "panel". It seems we have no choice but to instruct one of the lender panel conveyancing practices or retain our Woodbridge solicitor and pay for one of their panel ones to represent them. We consider that this is inequitable; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Woodbridge conveyancing lawyer to apply to be on the conveyancing panel.

We are buying a flat and require a conveyancing solicitor in Woodbridge who is on the Co-operative approved panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Woodbridge.

I am purchasing a property in Woodbridge. A rare aspect is that the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with TSB your lawyer must check the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for TSB. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to TSB where a lease fails to comply with these specifications. The specifications relate to the installation of panels on properties countrywide and is not restricted to Woodbridge.

I was told two weeks ago that my mortgage has been agreed to by Lloyds. Is it usual for Lloyds to only issue the offer once my solicitor in Woodbridge is approved on their conveyancing panel? Lloyds have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.

At last I have had an offer on a flat in Woodbridge accepted, but there is a chain. The sellers have offered on a property, however it’s not yet agreed to, and are looking at other properties booked. I have instructed a bricks and mortar conveyancing solicitor in Woodbridge. What should be my next step? When do I get the mortgage application with Coventry BS started?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx £1k, then survey, Woodbridge conveyancing search charges, etc). First, you should check that your lawyer is on the Coventry BS approved list. As to the next steps this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. During a rising market the majority of home buyers will apply for a home loan with Coventry BS and arrange for the valuation and only if it comes back ok would they request their property lawyer to press on with the conveyancing in Woodbridge.

Hoping to buy a property located in Woodbridge and I am already nervous. I couldn't find anything specific about Woodbridge. Conveyancing will be needed in due course but do you know about the Woodbridge area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Woodbridge. In the meantime here are some basic statistics that we found

There are only Fifty years remaining on my flat in Woodbridge. I am keen to extend my lease but my freeholder is can not be found. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to prove that you have used your best endeavours to locate the freeholder. For most situations an enquiry agent should be useful to conduct investigations and to produce an expert document to be accepted by the court as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to proving the landlord’s disappearance and the application to the County Court covering Woodbridge.

Leasehold Conveyancing in Woodbridge - A selection of Questions you should consider before buying

Generally speaking the outlay for major works are not included within maintenance charges, albeit that there some managing agents in Woodbridge obliged leaseholders to contribute towards a reserve fund created for the specific purpose of establishing a fund for major repairs or maintenance. Are there any major works anticipated that will increase the maintenance charges? Is there a share of the freehold?