We selected a local solicitor for our conveyancing in Worcestershire yesterday. Reviewing the Terms I noteI am on the hook for fees even where the conveyance does not complete. Should I go with them or choose a web based conveyancing company advertising no move no charge conveyancing in Worcestershire?
It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will generally be higher to counteract those transactions that do not proceed. Do bear in mind that such deals rarely cover outlay e.g. Worcestershire conveyancing search costs.
is it true that all Worcestershire solicitor practices on the Virgin Money conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Virgin Money conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
My husband and I have organised the release of further monies on our home loan from Principality as we intend to carry out a loft conversion to our property in Worcestershire. Do we need to select a high street Worcestershire solicitor on the Principality conveyancing panel to handle the legals?
Principality would not normally require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.
It is not clear whether my mortgage offer requires a lease extension. I have called my Worcestershire bank branch on various occasions and was told it wasn't a problem and they would lend. My Worcestershire conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend based on their specific requirements. I simply don't know who is right.
As long as the lawyer is on the mortgage company approved list, she or he must follow the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have been told that property searches are the number one cause of delay in Worcestershire conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances in the conveyancing process. Local searches are unlikely to be the root cause of delay in conveyancing in Worcestershire.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Worcestershire is the location of the property. Is there any advice you can give?
Flying freeholds in Worcestershire are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Worcestershire you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Worcestershire may ascertain 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 property.
I need to instruct a conveyancing solicitor in Worcestershire for my purchase. Is it possible to check a firm’s complaints history with the legal regulator?
Members of the public may review documented Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator could recorded call for training reasons.