We are buying a house and require a conveyancing solicitor in Worcestershire who is on the TSB solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Worcestershire.
Two weeks ago we had a mortgage agreed in principle with Co-operative. Worcestershire conveyancing practitioners have been appointed. What is the average time that one could expect to receive a mortgage offer from Co-operative?
There is no definitive answer here. Have Co-operative completed the valuation? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have decided to exercise my right to buy my property in Worcestershire off the council. I have a mortgage agreed with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
After weeks of negotiation I have agreed a price on an apartment in Worcestershire. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. Shortly after, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Various web forums that I have visited warn that are the main cause of obstruction in Worcestershire house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Worcestershire.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Worcestershire is the location of the property. Is there any guidance you can give?
Flying freeholds in Worcestershire 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 Worcestershire you would need to get your solicitor to go 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 Worcestershire may decide 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 premises.
We're novice buyers - had an offer accepted, but the property agent advised that the seller will only issue a contract if we appoint the agent's chosen solicitors as they need a ‘quick sale’. We would rather use a family solicitor accustomed to conveyancing in Worcestershire
We suspect that the owner is unaware of this request. If they want ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and explain that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you intend to instruct your own,trusted Worcestershire conveyancing lawyers - not the ones that will earn the estate agent a kickback or achieve conveyancing figures pre-set by head office.