As someone not used to the Droitwich Spa conveyancing process what is your top tip you can impart concerning the legal transfer of property in Droitwich Spa

Not many law firms or advisers will tell you this but conveyancing in Droitwich Spa or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists plenty of room for conflict between you and others involved in the house moving process. For instance, the seller, estate agent and on occasion the lender. Selecting a law firm for your conveyancing in Droitwich Spa should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to look after your legal interests and to keep you safe.

Sometimes a third party with a vested interest will try and sway you that it is in your interests to do things their way. As an example, the estate agent may claim to be assisting by suggesting your lawyer is slow. Or your mortgage broker may try to convince you to do something that is against your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

My aunt passed away 10 months ago and as sole heir and executor I was left the property in Droitwich Spa. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to , pay off the mortgage. Is this allowed?

If you intend to refinance then will require that you use a conveyancer on the conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the mortgage is registered as a charge at the Land Registry.

I am expecting a OIP from this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Droitwich Spa solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Droitwich Spa solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I am due to exchange contracts on my house. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, are being a right pain. The Droitwich Spa solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I was told two weeks ago that my mortgage has been agreed to by . Is it usual for to only issue the offer once my solicitor in Droitwich Spa is approved on their conveyancing panel? have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

We are selling our property in Droitwich Spa and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Droitwich Spa conveyancer would know this is not the case. It does beg the question why the buyers instructed a nationwide conveyancing practice as opposed to a conveyancing solicitor in Droitwich Spa. We have lived in Droitwich Spa for many years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain clarification need.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

In my capacity as executor for the estate of my aunt I am selling a residence in Cardiff but live in Droitwich Spa. My conveyancer (approximately 260 miles awayhas requested that I execute a stat dec before completion. Could you suggest a conveyancing solicitor in Droitwich Spa who can witness this legal document for me?

strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Droitwich Spa based