We are buying a 3 bedroom semi in Woodhall Spa. Our aim is to carry out a loft conversion at the house.Will legal work on the property involve investigations to see if these alterations are prohibited?

Your conveyancer will check the registered title as conveyancing in Woodhall Spa can occasionally reveal restrictions in the title deeds which restrict certain alterations or need the consent of another owner. Many extensions need local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.

How can we tell if a Woodhall Spa conveyancing solicitor on the Virgin Money panel is any good?

When it comes to conveyancing in Woodhall Spa obtaining 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 which is cheap as chips. We would always advocate that you speak with the solicitor conducting your transaction.

Completion of my remortgage has taken place for my property in Woodhall Spa. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Me and my brother have a 4 bedroom Edwardian property in Woodhall Spa. Conveyancing lawyer acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Woodhall Spa and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing practitioner who conducted the purchase.

I am looking to sell my home. My previous lawyers closed down. I would be grateful for any recommendation of a conveyancing firm. Im based in Woodhall Spa if that makes a difference.

You should use our search tool to help you choose a solicitor for your conveyancing in Woodhall Spa. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.

Am I best advised to appoint a Woodhall Spa conveyancing practitioner in close proximity to the house I am buying? We have a good friend who can perform the legal work but his firm is located 400miles drive away.

The primary upside of using a local Woodhall Spa conveyancing practice is that you can pop in to sign paperwork, present your identification documents and apply pressure on them where appropriate. Having local Woodhall Spa know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and in the main were impressed that should surpass using an unknown Woodhall Spa conveyancing lawyer solely due to them being local.

Having checked my lease I have discovered that there are only 68 years unexpired on my flat in Woodhall Spa. I am keen to extend my lease but my freeholder is absent. What options are available to me?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to track down the landlord. In some cases a specialist may be helpful to conduct investigations and to produce an expert document to be used as proof that the freeholder can not be located. It is wise to seek advice from a conveyancer in relation to devolving into the landlord’s absence and the application to the County Court overseeing Woodhall Spa.

I inherited a split level flat in Woodhall Spa, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Woodhall Spa with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ceases on 21st October 2076

You have 51 years unexpired the likely cost is going to range between £30,400 and £35,200 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.