Is there a list of Co-operative panel conveyancers in Worcester on the Building Society Association’s Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. Very few banks make their panel listings visible online. If you are looking for a Worcester property lawyer on the Co-operative please use our facility.

The formalities of my remortgage has taken place for my property in Worcester. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

After shopping around on the internet I have found a Worcester lawyer having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Worcester postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Worcester.

Should commercial conveyancing searches reveal planned roadworks that may affect a commercial site in Worcester?

Its becoming the norm that commercial conveyancing solicitors in Worcester will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Worcester. The report provides definitive data 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 each commercial conveyancing transaction in Worcester it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Worcester commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Worcester.

I am buying my first flat in Worcester benefiting from help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not to tell my solicitor about this deal as it may jeopardize my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Due to the advice of my in-laws I had a survey completed on a property in Worcester prior to appointing solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies tend not give a mortgage on such a premises.

It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you e-mail us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Worcester. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Worcester to see if the conveyancing costs will increase in light of this.

We're novice buyers - agreed a price, yet the agent advised that the owners will only issue a contract if we instruct their chosen conveyancers as they are insisting on a ‘quick sale’. We would rather use a local solicitor used to conveyancing in Worcester

We suspect that the owner is not behind this requirement. If they want ‘a quick sale', turning down a serious purchaser is not the way to achieve this. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you intend to appoint your preferred Worcester conveyancing firm - rather thanthe ones that will provide the negotiator at the agency a referral fee or achieve conveyancing figures demanded by head office.