Can you suggest a TSB approved Woolton conveyancing conveyancer finish our house move within under 3 weeks? Am I best advised to choose a high street Woolton practice or an internet conveyancer?

We can recommend some very good Woolton conveyancing firms. You can also walk up the high street in Woolton. Approach some well established law practices and ask to speak with a conveyancing solicitor for a costs illustration. Mention your requirements together with your reasons and get a commitment on speed. Choose the one that appears most efficient.

My fiance and I wish to acquire a 3 bedroom apartment in Woolton with a loan from Coventry Building Society.We like our Woolton conveyancing practitioner but Coventry Building Society advised that her practice is not on their "panel". we are left little option but to use a Coventry Building Society panel solicitor or keep our local solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Coventry Building Society use our lawyer?

Unfortunately,no. The loan issued to you contains various provisions, one of which will be that solicitors will be on the Coventry Building Society approved list. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Coventry Building Society

I am helping my sister sell her house in Woolton. Does the conveyancing solicitor order an energy assessment or it is for the owner to see to?

After the abolition of HIPs, energy performance certificates was left as a mandatory element of moving property. An energy assessment needs to be commissioned before the property is marketed. It is not as aspect of the sale process that lawyers normally organise. Where you are using a Woolton conveyancing solicitor they may help arrange energy performance certificates given their contacts with long established local assessors

Is it the case that all Woolton solicitor practices on the Co-operative conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Co-operative approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.

Completion of my remortgage has taken place for my property in Woolton. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Woolton and how can you help?

The particular law that you refer to affords protection to commercial leaseholders, giving them the right to apply to court for a new lease and continue in occupation at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Woolton

I've found a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have since discovered that it's a leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Woolton. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?

The majority of houses in Woolton are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Woolton so you should seriously consider looking for a Woolton conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to conduct changes to the property. It may be necessary to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your lawyer should advise you fully on all the issues.

Woolton Leasehold Conveyancing - Examples of Questions you should ask before buying

Who is in charge of the block? Are any of leasehold owners in dispute over their service charge payments? It would be prudent to find out as much as you can concerning the company managing the block as they can either make your living at the property much simpler or a lot more difficult. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to every day issues such as the cleanliness of the common parts. You should not be afraid to ask other tenants whether they are happy with their service. In conclusion, find out the dates that you are obliged pay the service charge to the managing agents and specifically how they are spending the funds.