I require conveyancing for a flat in a fairly new development (6 years built) in Worcestershire. Almost all the appartments are already disposed of. Is it really necessary to order neighbourhood searches as part of conveyancing in Worcestershire?
If you are buying a property with the assistance of a mortgage, your lender will insist on some (many) of the searches so you'll have no choice. If not, then Worcestershire conveyancing searches are for you to decide upon. No doubt your conveyancer, will ’encourage’, perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Worcestershire.
Completed the sale of my flat in Worcestershire last August but my buyer keeps texting daily to say his conveyancer is waiting to hear from mine. What should my lawyer have done following completion?
Following your sale your lawyer is committed to forward the transfer documentation and all of the paperwork to the purchaser's conveyancer. Depending on the transaction, your solicitor should also confirm that the legal charge in favour of the lender has been paid off to the purchasers solicitors. There is unlikely to be post completion procedures unique to conveyancing in Worcestershire.
How can we tell if a Worcestershire conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Worcestershire seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer conducting your transaction.
My husband and I have arranged the release of further funds on our home loan from Aldermore as we intend to conduct alterations to our home in Worcestershire. Are we obliged to appoint a nearby Worcestershire solicitor on the Aldermore conveyancing panel to handle the paperwork?
Aldermore would not normally appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore list.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Worcestershire solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds 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. You may wish to consider appointing your own Worcestershire surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Will our lawyer be raising enquiries concerning flooding as part of the conveyancing in Worcestershire.
Flooding is a growing risk for lawyers dealing with homes in Worcestershire. Some people will purchase a property in Worcestershire, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, however there are a number of searches that can be initiated by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Worcestershire. The conventional set of completed inquiry forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to find out if the property has suffered from flooding. If the residence has been flooded in past and is not revealed by the owner, then a purchaser may issue a claim for damages as a result of such an incorrect response. A purchaser’s conveyancers will also commission an environmental search. This will higlight if there is a recorded flood risk. If so, further inquiries will need to be carried out.
What tools are available to identify a Worcestershire solicitor on the Aldermore conveyancing panel? I drive a motor bike and am happy to travel upto 10miles to meet the lawyer.
You can use the facility on this website. Please select a bank and your location and you will see a number of Worcestershire conveyancing lawyers located nearest you. We have listed some Worcestershire conveyancing firms at the bottom of this page and you can call them to check whether they are on the Aldermore member panel