My partner and I are intent on acquiring a ground floor flat in Alcester. My Conveyancer has never been on on the bank conveyancing list. Am I still permitted to retain my Alcester conveyancing solicitor even though they are not on the bank approved list?

You must instruct a lawyer to deal with the formalities if you need a mortgage to buy your home. They will carry out all the appropriate legal checks on the property, make sure that you’re registered as proprietor and ensure that all the required mortgage paperwork is in order. You could appoint a Alcester conveyancing practitioner of your choice. Nevertheless, if the conveyancer appointed is not a member of the lender approved list supplemental charges will be levied as separate legal representation will be required by them. Bank panel applications can be submitted, so provided your lawyer has not in the past sought membership they should take the chance to apply.

I am need of leasehold conveyancing for a flat in a relatively new development (6 years old) in Alcester. 95% of the appartments have already been sold. Is it really necessary to order neighbourhood searches as part of conveyancing in Alcester?

You would be putting yourself at risk in refusing to carrying out Alcester conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that you have them. If accelerating the process and expenses are primary concerns you should consider with your lawyer about the viability of search insurance

We are planning to acquire a flat and require a conveyancing solicitor in Alcester who is on the Lloyds solicitor panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Alcester.

I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, no chain conveyancing. Alcester is where the house is located. Can you offer any opinion?

Flying freeholds in Alcester are rare 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 very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Alcester may decide 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 premises.

I work for a long established estate agency in Alcester where we have witnessed a number of flat sales derailed due to short leases. I have received contradictory information from local Alcester conveyancing firms. Could you shed some light as to whether the vendor of a flat can start the lease extension process for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Alcester Conveyancing for Leasehold Flats - Examples of Queries before buying

Is the freehold reversion owned jointly by the tenants? Are any of leasehold owners in arrears of their service charge payments? How much is the ground rent and service charge?