Is it the case that all Woolton CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing list of approved practices?

It is true that some lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

Can you point me to a directory of Lloyds panel solicitors in Woolton on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings open the public online. If you are seeking to appoint a Woolton property lawyer on the Lloyds please use our tool.

is it true that all Woolton solicitor firms on the TSB conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the TSB approved list of solicitors they would need to be governed by the SRA. The majority of mortgage companies do list licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.

I'm buying a new build house in Woolton with the aid of help to buy. The builders would not budge the price so I negotiated 6k of additionals instead. The house builders rep told me not disclose to my solicitor about this deal as it could jeopardize my mortgage with Accord Mortgages Ltd. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Woolton is where the house is located. Is there any advice you can give?

Flying freeholds in Woolton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Woolton you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woolton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am using a search engine for the words conveyancing in Woolton it reveals numerous conveyancerslocally. With so much choice what is the best way to find the suitable solicitor for purchase transaction?

The ideal method of choosing the right conveyancer is through a trusted recommendation, so enquire of colleagues and those you trust who have bought a property in Woolton or the reputable estate agent or financial adviser. Costs for conveyancing in Woolton vary, so it's sensible to secure a minimum of three quotes from different conveyancers. Make sure that you clarify what costs in the quote includes.

My wife and I purchased a leasehold flat in Woolton. Conveyancing and Barnsley Building Society mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Woolton who previously acted has long since retired. Any advice?

First make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to incur the fees of a Woolton conveyancing lawyer to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I am the registered owner of a garden flat in Woolton, conveyancing was carried out in 1996. How much will my lease extension cost? Similar properties in Woolton with an extended lease are worth £202,000. The ground rent is £60 yearly. The lease expires on 21st October 2082

You have 57 years remaining on your lease the likely cost is going to span between £28,500 and £33,000 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.