It is 10 years ago since I purchased my house in Worcester. Conveyancing solicitors have now been instructed on the sale but I can't locate my title documents. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by your lender or they may still be with the solicitor who oversaw your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in Worcester relates to registered property but in the rare situation where your home is not registered it is more problematic but is resolvable.
We are selling our flat in Worcester. Does my lawyer need to be required to be on the Coventry BS conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Coventry BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
Have just purchased a repossessed house at auction in Worcester. Conveyancing is required. What is next?
Now that you have legally committed yourself to purchase you will need to find a conveyancing lawyer as a matter of urgency as you will have a fast approaching a drop dead date to complete the property. All auction property will have an associated legal pack. This will include evidence of title and search results. In the case of leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You must pass this on to the lawyer working for you at the earliest opportunity. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .
My husband and I have organised the release of further monies on our mortgage from Nottingham as we intend to carry out a loft conversion to our house in Worcester. Are we obliged to select a local Worcester solicitor on the Nottingham conveyancing panel to deal with the legals?
Nottingham would not normally instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham panel.
After weeks of negotiation I have agreed a price on an apartment in Worcester. My financial adviser recommended their conveyancers. I paid an upfront payment of £175. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the Nationwide 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 Nationwide 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.
Over the last few months I have been searching for a flat up to £235,500 and identified one close by in Worcester I like with amenity areas and railway links in the vicinity, however it only has 52 remaining years left on the lease. There is not much else in Worcester in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a home loan that many years will likely be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
What tools are available to search for a Worcester solicitor on the Clydesdale conveyancing panel? I have a car and am prepared to travel upto 20miles to meet the solicitor.
You can use the search on this page. Please choose the bank and your location and you will see a number of Worcester conveyancing lawyers locally. We have detailed some Worcester conveyancing firms towards the end of this page and you can telephone them to check whether they are on the Clydesdale approved list
My solicitors in Worcester have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the lender directly.