I am in need of a conveyancer. Do I opt for a national conveyancer or a local Worcester conveyancing lawyer?

On the whole conveyancing practitioners in your area will enjoy good relationships with your local authority, which could help with the Worcester conveyancing searches that your conveyancer will need to carry out. It can only assist if they have strong rapport with the Land Registry covering your area Worcester, other lawyers in the neighbourhood and Worcester Estate Agents.

Will commercial conveyancing searches reveal impending roadworks that could affect a commercial premises in Worcester?

Its becoming the norm that commercial conveyancing solicitors in Worcester will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Worcester. 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 Worcester.

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

I used Stirling Law several years past for my conveyancing in Worcester. I now require my file but the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Worcester of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am tempted by the attractive purchase price for a two maisonettes in Worcester which have in the region of 50 years left on the leases. Do I need to be concerned?

There is no doubt about it. A leasehold apartment in Worcester is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it reduces the value of the premises. For most purchasers and banks, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Worcester conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Worcester Conveyancing for Leasehold Flats - Examples of Questions you should consider before Purchasing

Is the freehold reversion owned jointly by the leaseholders? The answer will be useful as a) areas may result in problems in the building as the common areas may start to deteriorate where services remain unpaid b) if the tenants have an issue with the running of the building you will wish to have all the details What restrictions are contained in the Worcester Lease?

Me and my husband accepted an offer on a Worcester flat left to us 8 years ago in 2011. I have over a decades worth of conveyancing know-how and, now retired, intend to carry out the conveyancing. The purchaser's property lawyer has informed me that their mortgage company will not allow us to do our own conveyancing requiring the funds to be transferred to a solicitor's bank account.

Mortgage instructions to lawyers from all mainstream lenders state that If the vendor does not have legal representation the borrower's lawyers should check whether the bank needs to be informed so that a decision can be made as to whether or not they are prepared to move forward.