My IFA says he needs my Woolavington lawyer’ panel reference for the Santander conveyancing panel. How do I discover this. I have e-mailed my local Woolavington branch but they cant find it on their system.

Have you tried calling your Woolavington conveyancing practitioner about this?. They should have a central record lender panel numbers.

Would the conveyancing lawyers that you recommend handle auction conveyancing in Woolavington?

We know of a number of auction practitioners we can connect you with those conducting auction conveyancing. Woolavington is just one of the many areas of where our lawyers cover.

I am helping my mother sell her property in Woolavington. Does the conveyancing solicitor commission an EPC or it is for the seller to see to?

After the demise of Home Packs, energy performance certificates was left as a mandatory component of moving house. An energy performance certificate needs to be commissioned prior to the property being advertised. It is not something that law firms ordinarily organise. If you are instructing a Woolavington conveyancing practitioner they may help arrange energy assessments due to their relationships with reputable local accredited person

I am being told by my lawyer that missing deeds insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Woolavington?

The appropriate level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Barclays and Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such policies.

Our sealed bid on a property in Woolavington has been agreed to, but there is a chain. The owners have put an offer on a property, but it’s not yet tied up, and have viewings of other flats booked. I have chosen a local conveyancing solicitor in Woolavington. What do I do now? At what stage should I apply for the mortgage with TSB?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Woolavington conveyancing search fees, etc). First, you should check that your conveyancing practitioner is on the TSB approved list. Concerning the next steps this very much depends on the circumstances of your case, attraction to the property and on the state of the market. In a buoyant market many buyers would apply for the mortgage with TSB and pay for the valuation and only if it comes back ok would they request their solicitor to press on with the conveyancing in Woolavington.

Do I need to be wary that estate agents that I am dealing with are suggesting a nationwide conveyancing firm rather than a local Woolavington conveyancing firm?

As with many service providers, often referrals from family and friends can be worth their weight in gold. Nevertheless there are numerous players in a conveyancing deal; estate agents, mortgage brokers and banks may recommend lawyers to choose. On occasion these lawyers might be known to one of the organisations as one of the best in their field, but sometimes there may be a commercial relationship behind the recommendation. You are at liberty to select your own lawyer. You need to be aware that some mortgage providers specify a panel list of conveyancers you have to use for the mortgage aspect of your house move.

I own a leasehold flat in Woolavington. Conveyancing and Godiva Mortgages Ltd mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Woolavington who previously acted has long since retired. Any advice?

First make enquiries of HMLR to make sure that this person is in fact the registered owner of the freehold reversion. There is no need to instruct a Woolavington conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a ground floor flat in Woolavington, conveyancing having been completed in 1996. 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? Equivalent properties in Woolavington with a long lease are worth £190,000. The ground rent is £65 per annum. The lease ceases on 21st October 2086

With just 61 years left to run we estimate the premium for your lease extension to be between £19,000 and £22,000 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.