We are due to complete on the purchase of a house in Droitwich Spa but as a result of wreckage from the recent storms I have managed to agree reparation from the owner in the sum of £3k taking the form of a adjustment in the price. I had intended this to be addressed as part of a side agreement but Leeds Building Society will not permit this. Why were they involved?

Any conveyancer that is on the Leeds Building Society approved list is duty bound to inform Leeds Building Society of any amendments to the sale price. If you prohibit your property lawyer to report the price change to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new solicitor for your conveyancing in Droitwich Spa.

What is the first thing I need to know about purchase conveyancing in Droitwich Spa?

You may not hear this from too many lawyers but conveyancing in Droitwich Spa and elsewhere in Worcestershire is often a confrontational process. In other words, when it comes to conveyancing there exists lots of opportunity for confrontation between you and other parties involved in the legal transfer of property. For instance, the vendor, estate agent and even potentially your lender. Appointing a lawyer for your conveyancing in Droitwich Spa should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the legal process whose responsibility is to look after your best interests and to keep you safe.

There is a worrying creep of a "blame" culture- someone has to be blamed for the process being so protracted. We recommend that you must always trust your conveyancer above the other parties when it comes to the legal assignment of property.

Do commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Droitwich Spa?

Its becoming the norm that commercial conveyancing solicitors in Droitwich Spa will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Droitwich Spa. 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 Droitwich Spa.

For every commercial conveyancing transaction in Droitwich Spa 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 result in delays to Droitwich Spa commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Droitwich Spa.

I have recentlyfound out that Action Conveyancing have closed. They carried out my conveyancing in Droitwich Spa for a purchase of a freehold house 10 months ago. How can I check that the property is not still registered in the name of the previous owner?

The quickest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Droitwich Spa conveyancing specialists.

Having checked my lease I have discovered that there are only Seventy years unexpired on my lease in Droitwich Spa. I am keen to get lease extension but my landlord is can not be found. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you have used your best endeavours to track down the landlord. On the whole an enquiry agent may be helpful to conduct investigations and to produce a report to be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a property lawyer both on investigating the landlord’s disappearance and the application to the County Court covering Droitwich Spa.

Droitwich Spa Leasehold Conveyancing - A selection of Questions you should consider before buying

The prefered form of lease arrangement is a share of the freehold. In this scenario the tenants benefit from being in charge if their destiny and even though a managing agent is usually employed if the building is bigger than a house conversion, the managing agent retained by the leaseholders. It is important to be aware if a new roof is being installed or some other major work is pending that will be shared amongst the tenants and may well dramatically impact the level of the maintenance fees or necessitate a specific payment. Does the lease have onerous restrictions?