My Conveyancer in Worcester is not on the Leeds Building Society Approved Panel. Is it possible for me to use my family solicitor even though they are not on the Leeds Building Society list of approved lawyers?
The limited options open to you here include:
- Complete the purchase with your existing Worcester solicitors but Leeds Building Society will need to use a conveyancer on their panel. This will inevitably rack up the overall legal charges as well as result in frustration.
- Find an alternative lawyer to to deal with the conveyancing, obviously checking they are on the Leeds Building Society panel
Can you help - my lawyer says that defective lease insurance is required on my purchase. What is the level of cover for Worcester conveyancing?
The right level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Coventry Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
We had instructed conveyancers based in Worcester on the Yorkshire BS solicitor panel. They have just invoiced me a separate fee for handling the Yorkshire BS mortgage. Is this a supplemental conveyancing fee set by Yorkshire BS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. This charge is not dictated by Yorkshire BS but by your Worcester conveyancing practitioner. Some firms on the Yorkshire BS panel will quote an ‘acting for lender’ fee but some firms include it on their overall fee.
I recently had an offer accepted on an apartment in Worcester. My financial adviser suggested a lawyer. I paid an advanced payment of £225. A few days later, the lawyer called me embarrassingly acknowledging that they were not on the RBS 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 RBS 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.
Will commercial conveyancing searches disclose impending roadworks that may impact a commercial land in Worcester?
Many commercial conveyancing solicitors in Worcester will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Worcester. The report sets out definitive information 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 result in delays to Worcester commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Worcester.
I have justfound out that Wolstenholmes have been shut down. They conducted my conveyancing in Worcester for a purchase of a leasehold flat 18 months ago. How can I check that my home is in my name in the name of the previous owner?
The quickest 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.
About to purchase a new build flat in Worcester. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Worcester
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan.
We're new to the buying process - agreed a price, yet the selling agent informed us that the seller will only proceed if we use their recommended solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family conveyancer used to conveyancing in Worcester
We suspect that the owner is not behind this demand. Should the vendor desire ‘a quick sale', turning down a motivated purchaser is counter productive. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you will continue to instruct your preferred Worcester conveyancing lawyers - not the ones that will provide the negotiator at the agency a kickback or achieve conveyancing thresholds pre-set by HQ.