It is 10 years ago since I purchased my home in Worcester. Conveyancing lawyers have now been instructed on the sale but I can't find the deeds. Is this a problem?

You need not be too concerned. First the deeds may be retained by your lender or they could still be with the solicitor who oversaw your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Worcester involves registered property but in the unlikely event that your property is not registered it is more of a problem but is not insurmountable.

I have an AIP. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel solicitor as I would prefer to instruct a Worcester based conveyancing firm?

Do check but the chances are that appoint one of their panel lawyers where you take up the "fee-free" incentive. Contact the bank to see if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Worcester.

How does conveyancing in Worcester differ for new build properties?

Most buyers of new build residence in Worcester contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Worcester usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Worcester or who has acted in the same development.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Worcester is where the house is located. Is there any advice you can give?

Flying freeholds in Worcester are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Worcester you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Worcester 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 residence.

Last March I purchased a leasehold property in Worcester. Am I liable to pay service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Worcester Leasehold Conveyancing - Sample of Questions you should ask before buying

Plenty Worcester leasehold flats will have a service bill for the upkeep of the block invoiced on behalf of the management company. Where you buy the flat you will have to pay this liability, usually periodically accross the year. This may be anything from several hundred pounds to thousands of pounds for large purpose-built buildings. In all likelihood there will be a ground rent to be met annual, this is usually not a large figure, say around £25-£75 but you need to check it because sometimes it can be surprisingly expensive. It would be prudent to discover if the the lease includes any onerous restrictions in the lease. By way of example it is reasonably common in Worcester leases that pets are not allowed in in a block in Worcester. If you love the propertyin Worcester but your dog is not allowed to move with you then you have a very difficult choice.