I am acquiring an apartment in Woodlands. My Conveyancer is not on the bank approved list. Is it possible for me to continue with my Woodlands conveyancing solicitor notwithstanding that they are excluded from the bank approved list?

Your options include

• Complete the deal with your chosen Woodlands conveyancing practitioner but your lender will undoubtedly appoint a conveyancing practitioner from their approved list. The net result is additional cost and probable delay.
• Appoint a new conveyancing practitioner to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
• Appeal to your property lawyer to apply to join the lender panel

At what point will exchange of contracts happen for purchase conveyancing in Woodlands and am I required to attend the lawyers office?

Where you are round the corner to our conveyancing solicitors in Woodlands you are welcome to attend to sign the paperwork. However, the law practices we work with offer a nationwide conveyancing service and provide just as diligent and professional a job for you when dealing with you by post or email. The executing of the contract is not the point of no return. Signing on the dotted line simply enables the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Woodlands)to be in the office available at the end of the phone to exchange contracts.

I am selling my house. My previous conveyancers have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in Woodlands if that makes things easier.

Do use our search tool to help you find a solicitor for your conveyancing in Woodlands. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

In my capacity as executor for the will of my uncle I am selling a property in Monmouth but reside in Woodlands. My lawyer (based 200 kilometers from merequires that I execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing solicitor in Woodlands to attest and place their company stamp on the document?

Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are located in Woodlands

I am a negotiator for a long established estate agent office in Woodlands where we see a number of leasehold sales put at risk as a result of short leases. I have been given conflicting advice from local Woodlands conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can instigate the lease extension formalities for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I own a two-bedroom flat in Woodlands. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for a lease extension?

in cases where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to decide the price payable.

An example of a Lease Extension decision for a Woodlands flat is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case was in relation to 1 flat. The unexpired term was 60.45 years.