We are buying a terrace house in Worcester. We would like to an extension at the rear at the house.Will legal due diligence on the property include enquiries to see if these works are permitted?
Your conveyancer should review the registered title as conveyancing in Worcester can occasionally reveal restrictions in the title documents which prohibit certain changes or need the permission of another owner. Some additions need local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
Can you help - my lawyer says that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Worcester?
The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Santander and Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such insurances.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Worcester solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Worcester postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Worcester.
I require quick conveyancing in Worcester as I am faced with pressure to exchange contracts inside 4 weeks. A mortgage is not required. Can I decline from having conveyancing searches to save fees and time?
As you are are a cash purchaser you have the choice not to have searches conducted although no solicitor would recommend that you don't. With lots of history conveyancing in Worcester the following are examples of what can show up and adversely impact future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...
I have todaydiscovered that Stirling Law have closed. They carried out my conveyancing in Worcester for a purchase of a leasehold apartment 12 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?
The easiest method to see if the property is registered to you, 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 Worcester conveyancing specialists.
I opted to have a survey done on a property in Worcester prior to appointing lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some banks tend not grant a mortgage on such a property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. If you contact us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Worcester. Conveyancing will be smoother if you use a solicitor in Worcester especially if they are acquainted with such properties in Worcester.
In sourcing the web for the phrase cheap conveyancing in Worcester it brings up numerous conveyancersin the vicinity. How do I determine which is the right property lawyer for the sale of my house?
The preferential way of choosing the right conveyancer is through a personal testimonial, so enquire of friends and those you trust who have bought a property in Worcester or a respected estate agent or mortgage broker. Costs for conveyancing in Worcester differ, so it's a good idea to request a minimum of four estimates from different law firms. Make sure that you clarify that the costs are guaranteed not to rise.