Do the conveyancing lawyers that you recommend handle auction conveyancing in Wool?

There are a number of niche solicitors we can put you in touch with those who can conduct auction conveyancing. Wool is one of our areas of in which our lawyers cover.

My Solicitor in Wool has never been on on the Platform Home Loans Ltd Approved Panel. Can I still continue with my family solicitor even though they are not on the Platform Home Loans Ltd panel?

The limited options open to you here include:

1. Carry on with your existing Wool lawyers but Platform Home Loans Ltd will need to instruct a solicitor on their panel. This will result in additional total conveyancing charges and cause frustration.
2. Find a new solicitor to to deal with the conveyancing, remembering to check they are on the Platform Home Loans Ltd panel

Have completed on a a semi-detached house in Wool , how long will it take for the Land Registry to record my title? My Wool conveyancing solicitor has been very slow, so I want to be certain that my name is recorded.

There is nothing unique about conveyancing in Wool registration formalities. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether there are errors and whether the Land registry need to notify any 3rd parties. Currently roughly three quarters of submission are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Historically registration occurs once the new owner is living at the property thus post completion formalities is not always an essential issue yet where it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.

How does conveyancing in Wool differ for new build properties?

Most buyers of new build property in Wool contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Wool usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Wool or who has acted in the same development.

What makes a Wool lease unacceptable for security purposes?

There is nothing unique about leasehold conveyancing in Wool. Most leases are individual and legal mistakes in the legal wording can result in certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage Repairing obligations to or maintain parts of the building

A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, The Royal Bank of Scotland, and Bank of Ireland all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to pull out.

I purchased a 1 bedroom flat in Wool, conveyancing having been completed April 2009. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Wool with an extended lease are worth £176,000. The ground rent is £50 per annum. The lease finishes on 21st October 2104

With 80 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.