Are the BSA intent on creating a online directory to list firms on the Coventry BS conveyancing panel for instance in Woodley?

We are not aware of any intention on the part of the BSA to promote such a register.

This question may be naive but I am new to the house moving as FTB of a ground floor flat in Woodley. Do I pick up the keys to the premises on completion from my lawyer? If this is the case, I will appoint a local conveyancing solicitor in Woodley?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s solicitors, and once they have received this, you will be able to collect the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.

I have been advised by my solicitor that absentee landlord insurance is necessary on my purchase. What is the level of cover for Woodley conveyancing?

The appropriate level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between Santander and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.

I have finally had an offer on a maisonette in Woodley agreed to, the owners do however have an associated purchase. The sellers have offered on on an apartment, however it’s not yet tied up, and have viewings of other apartments in the pipeline. I have chosen a local conveyancing solicitor in Woodley. What do I do now? At what point do I apply for the mortgage with Barclays?

It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then valuation, Woodley conveyancing search costs, etc). The first thing to do is ensure that your property lawyer is on the Barclays conveyancing panel. Regarding the subsequent stages this very much dictated by the circumstances of your transaction, attraction to this property and on the state of the market. In a rising market the majority of purchasers would apply for a home loan with Barclays and arrange for the valuation and only if it comes back ok would they ask their property lawyer to press on with the conveyancing in Woodley.

I have been on the look out for a ground for flat up to £195,000 and found one round the corner in Woodley I like with open areas and station in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Woodley in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a mortgage that many years will likely be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.

My business partner and I are looking to lease a unit on the high street. Can you recommend lawyers offering competitive costs for non-domestic conveyancing in Woodley for below £1,200?

We can recommend firms who have well rounded knowledge of commercial conveyancing in Woodley, including the sale and purchase of businesses as well as simply property. If you are intending to purchase or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right firm. Regarding the fees these will vary based on the structure and terms of the proposed transaction. Let us have your contact information or email us so that we may furnish you with a detailed commercial conveyancing calculation.

What makes a Woodley lease problematic?

There is nothing unique about leasehold conveyancing in Woodley. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain provisions are missing. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Leeds Building Society, and Alliance & Leicester all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the purchaser to withdraw.

I bought a 1st floor flat in Woodley, conveyancing was carried out 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Woodley with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out on 21st October 2090

With just 64 years remaining on your lease the likely cost is going to span between £14,300 and £16,400 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.