I am searching for value for money conveyancer. Do I opt for a nationwide conveyancer rather than a high street Woodstock conveyancing lawyer?

Woodstock is a unique place, where local insight is a significant benefit. The relaxed pace of life is great – but not for your home move. The solicitors that we work with host specialist Woodstock insight with a positive, can doattitude that helps the conveyancing to progress with the minimum of fuss. It is a definite plus that they can make use of good relationships with financial advisers, estate agents, surveyors and counterpart Woodstock conveyancing practitioners

The Woodstock conveyancing firm handling our Woodstock conveyancing has spotted a discrepancy between the assumptions in the valuation report and what is in the conveyancing documents. My solicitor informs me that he needs to ensure that the lender is OK with this discrepancy and is still content to lend. Is my solicitor’s course or action legitimate?

Your solicitor must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Over the last few months I have been searching for a ground for flat up to £195,000 and identified one round the corner in Woodstock I like with a park and station nearby, however it's only got 49 years on the lease. I can't really find anything else in Woodstock suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a home loan the shortness of the lease will be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.

We are a fortnight into a residential purchase having been recommend to solicitors by the selling agent to carry out the conveyancing in Woodstock. I am am starting to be dissatisfied with the level of service. Could you you assist me in finding new solicitors?

A conveyancer would have to be really bad in order to consider replacing them. Has the mortgage been sent? In the event that it has you will need to advise them of the replacement conveyancer and get the mortgage documents are re-sent. The solicitor ideally should be on the banks panel to avoid escalating fees and delays. So that should be your starting point. Our find a solicitor tool should help you find a lender approved conveyancer for your home move in Woodstock

I have noted on numerous online forums that before choosing a conveyancing firm they need approved by your bank. I am novice purchaser but I have an AIP from Santander and I already have a local conveyancing lawyer in Woodstock in place. Will Santander insist on an approved lawyer to be selected? Does a list of approved conveyancers even exist for my conveyancing in Woodstock?

You should use a solicitor that is on the Santander panel. Simply call your chosen Woodstock conveyancing solicitor and ask if they are on the Santander panel. If they are not on the panel you have a couple of alternatives available to you here:

• Proceed with your existing Woodstock lawyer but Santander will no doubt retain a property lawyer from their conveyancing panel. This will result in additional charges and probable delay.
• Appoint a fresh solicitor to act in the purchase, obviously checking they are on the Santander conveyancing panel.
• Convince your property lawyer to pull out all the stops to get accepted on the Santander panel of solicitors.