We are acquiring our first home. The lawyer has e-mailedto see if we would like to take out additional conveyancing searches. We are really unsure what's relevant for conveyancing in Woodford

The type of Woodford conveyancing searches depends entirely on the property, the location, the likelihood of any of these risks, your familiarity of the locality and risks, your general attitude to risk. What is important is that you properly comprehend what information each search could supply. You may then make a decision if you personally think you need that search. Should you be uncertain, ask the solicitor to recommend.

My solicitor has informed me that defective lease insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Woodford?

The right level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and Skipton Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

Two weeks ago we had a mortgage agreed in principle with Skipton. Woodford conveyancing lawyers have been instructed. How long does it take for Skipton to forward the offer to the lawyer?

Some lenders take longer than others. Have Skipton conducted the valuation? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

About to purchase flat in Woodford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Woodford conveyancing practitioner is on the Lloyds conveyancing panel.

I am 14 days into a leasehold purchase having been referred to a firm by the local agent to handle our conveyancing in Woodford. We are not happy. Could you help me find new lawyers?

They would need to be very bad to suggest replacing them. Has the loan offer been issued? In the event that it has you must make them aware of the new lawyer and ensure the offer are re-sent. Your new conveyancer should be on the banks approved list to avoid escalating fees and complications. So that should be your starting point. The find a solicitor tool can assist you in finding a bank approved lawyer for your conveyancing in Woodford

Can you provide any top tips for leasehold conveyancing in Woodford with the purpose of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Woodford can be avoided where you appoint lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold documentation which will be required by the buyers’ conveyancers.
If you have the benefit of shareholding in the freehold, you should ensure that you have the original share certificate. Obtaining a replacement share certificate can be a time consuming process and delays many a Woodford home move. If a reissued share is required, you should approach the company officers or managing agents (if applicable) for this as soon as possible. A minority of Woodford leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. The majority of landlords or Management Companies in Woodford levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Woodford.

I am the proprietor of a ground flat in Woodford. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?

Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the amount due.

An example of a Freehold Enfranchisement case for a Woodford residence is 201 & 201a St. Barnabas Road in October 2013. The Tribunal decided that the price to be paid by the Applicants for the freehold interest is £20,071. This case was in relation to 2 flats. The unexpired term was 69.26 years.

Do online conveyancing organisations undertake everything a local Woodford solicitor does or must I retain a solicitor for the final stages for my conveyancing in Woodford?

Where you choose an online conveyancer they will undertake all the things your Woodford solicitor will cover.