Are you able to vouch for a Santander approved Alcester conveyancing solicitor who can have us moved in within a short deadline? Would it be better to use a local Alcester practice or a factory type comparison site?

We can recommend some very good Alcester conveyancing firms. You can also walk up the high street in Alcester. Go in to some well established firms and ask to see a conveyancing solicitor for a fee estimate. Explain your expectations together with your reasons and get a commitment on speed. Choose the one that appears most efficient.

My fiance and I are buying a newly converted apartment in Alcester with a homeloan from National Westminster Bank.We like our Alcester conveyancing solicitor but National Westminster Bank says he's not on their approved list of firms. We have to appoint a National Westminster Bank panel firm or retain our preferred solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that National Westminster Bank use our lawyer?

Unfortunately,no. The mortgage issued to you is subject to its various provisions, a common one being that lawyers will be on the National Westminster Bank conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for National Westminster Bank

Will my conveyancer be raising enquiries concerning flooding during the conveyancing in Alcester.

Flooding is a growing risk for solicitors dealing with homes in Alcester. There are those who buy a property in Alcester, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Solicitors are not qualified to impart advice on flood risk, however there are a numerous searches that may be initiated by the buyer or by their solicitors which will give them a better appreciation of the risks in Alcester. The standard completed inquiry forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to find out whether the premises has historically flooded. In the event that flooding has previously occurred which is not disclosed by the seller, then a purchaser may bring a claim for damages as a result of such an inaccurate response. The buyer’s lawyers may also order an enviro search. This will higlight if there is a recorded flood risk. If so, additional inquiries will need to be carried out.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Alcester is the location of the property. Is there any advice you can give?

Flying freeholds in Alcester are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Alcester 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 Alcester 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 residence.

Am I best advised to choose a Alcester conveyancing solicitor who is local to the property I am buying? I have an old university friend who can execute the legal work however his firm is located 300kilometers away.

The primary upside of using a local Alcester conveyancing firm is that you can drop in to sign paperwork, deliver your ID and apply pressure on them if necessary. They will also have local knowledge which is a plus. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and in the main were impressed that should trump using an unknown Alcester conveyancing solicitor solely due to them being local.