I am in the process of selling my maisonette in Woburn and the EA has just telephoned to warn that the purchasers are swapping conveyancer. The excuse is that the bank will only engage with solicitors on their approved list. On what basis would a major lender only work with certain law firms rather the firm that they want to appoint for their conveyancing in Woburn ?

Lenders have always had panels of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Lenders blame a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.

Will commercial conveyancing searches disclose planned roadworks that could affect a commercial premises in Woburn?

Its becoming the norm that commercial conveyancing solicitors in Woburn will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Woburn. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Woburn.

For every commercial conveyancing transaction in Woburn it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Woburn commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Woburn.

I am downsizing from my property. My former conveyancers have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in Woburn if that affects matters.

Please use our search tool to help you find a solicitor for your conveyancing in Woburn. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

I today plan to offer on a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have since found out that it's a leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Woburn. Conveyancing solicitors have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Woburn ?

Most houses in Woburn are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Woburn so you should seriously consider shopping around for a Woburn conveyancing practitioner and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the freeholder’sconsent to conduct alterations. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is located on an estate. Your lawyer will advise you fully on all the issues.

Woburn Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

Please note if it is less than 80 years it will affect the salability of the flat. Check with your mortgage company that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will probably need a lease extension at some point and you need to have some idea of what this will be. Remember, in most cases you would be required to have been the owner of the property for 24 months in order to be entitled to extend the lease. Does the lease contain onerous restrictions? Are any of leasehold owners in dispute over their service charge liability?

I pay a service charge for my property in Woburn. Due to redundancy and other issues I fell into arrears with payments. I negotiated a clearance schedule but there is still three grand outstanding as of today.

I now wish to dispose of the property and I am panicking this will jeopardize the sale if I have to pay off the amount due first. I'd like to sell up and then pay them back with the proceeds - is this possible?

You should clarify with the dealing with your Woburn conveyancing but one option might be to agree for the arrears to be transferred to the purchasers. The contractual price due would be reduced to reflect the amount of debt they assume. They would then discharge the arrears post completion of the purchase.