IfI was to buy a simple residential homein Woodbury mortgage fee and have no survey and no conveyancing searches how much would I expect to to save on my conveyancing in Woodbury?

Any savings you would make will be limited to the costs for searches. Your conveyancing practitioner still be obliged to do everything else - money laundering, liaising with your vendors conveyancer, stamp duty submission, register the title etc. A slight saving might be made by not needing to register a mortgage however it won't be a lot.

I am purchasing a 4 bedroom semi-detached house in Woodbury. Our aim is to carry out an extension to the side at the property.Will the conveyancing process involve checks to determine if these works are allowed?

Your conveyancer should review the deeds as conveyancing in Woodbury can sometimes identify restrictions in the title documents which prevent certain works or require the permission of a 3rd party. Some works require local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.

Can I be sure that the Woodbury conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Woodbury getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your transaction.

After weeks of negotiation I have agreed a price on an apartment in Woodbury. My financial adviser recommended their conveyancers. I paid an upfront payment of £200. Soon after, the lawyer called me embarrassingly acknowledging that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

3 months have elapsed following my purchase conveyancing in Woodbury completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Woodbury differ for new build properties?

Most buyers of new build premises in Woodbury contact us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because developers in Woodbury usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Woodbury or who has acted in the same development.

My conveyancers in Woodbury have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the bank directly.