We wanted to use a property lawyer in Wool for our house purchase. Our broker has since notified us that our mortgage lenders Bank of Scotland won't deal with them. Why is this not regarded as unduly restrictive?

A lender can insist on an approved solicitor act for it. Borrowers are expected to bear the charges for this. Please make use of our directory service to choose a solicitor to carry conveyancing in Wool on the Bank of Scotland approved list of solicitors.

I decided to have a survey completed on a property in Wool ahead of appointing lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some lenders tend refuse to issue a mortgage on such a house.

It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wool. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wool to see if the conveyancing will be more expensive.

I need to instruct a conveyancing solicitor for leasehold conveyancing in Wool. I have chance upon a site which seems to have the perfect solution If there is a chance to get all formalities done via email that would be ideal. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Do you have any advice for leasehold conveyancing in Wool from the point of view of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Wool can be avoided where you instruct lawyers the minute you market your property and request that they start to collate the leasehold documentation needed by the buyers’ lawyers.
In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Wool state that internal structural alterations or installing wooden flooring calls for a licence issued by the Landlord acquiescing to such works. Should you fail to have the approvals in place you should not contact the landlord without checking with your solicitor in the first instance. A minority of Wool leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the annual 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 lawyers. You may think that you are aware of the number of years remaining on your lease but you should double-check via your lawyers. A purchaser's conveyancer will be unlikely to recommend their client to to exchange contracts if the lease term is less than 75 years. It is therefore essential at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.

Leasehold Conveyancing in Wool - Examples of Queries Prior to buying

It is important to be aware if changing the roof or some other significant cost is anticipated that will be shared between the leasehold owners and will materially increase the the maintenance fees or result in a specific payment. This question is useful as a) areas could result in problems for the building as the common areas may start to deteriorate if services are not paid for b) if the leaseholders have an issue with the running of the building you will wish to have full disclosure Does the lease have in excess of 82 years remaining?

Are you able to clarify the extent of conveyancing conducted by Wool conveyancing organisations?

In the main Wool conveyancing practices tend to conduct a wide range of assistance to home and land owners, sellers, first time buyers, freeholders and tenants and you can expect them to offer expert advice on some of the following services:

Home sale conveyancing in Wool and nationwide Property purchase conveyancing in Wool and countrywide Missing title deeds, including reconstitution of the deeds or rectification at HM Land Registry. Property Trust Declarations New build including off-plan purchase, disposal and subdivision of land