We're in Worcestershire, First timers purchasing with a mortgage (lender is , and our solicitor is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Will my lawyer be asking questions about flooding during the conveyancing in Worcestershire.

The risk of flooding is if increasing concern for lawyers dealing with homes in Worcestershire. There are those who acquire a house in Worcestershire, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, but there are a various checks that may be carried out by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Worcestershire. The standard information given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual inquiry of the vendor to determine whether the property has historically flooded. If flooding has previously occurred which is not revealed by the owner, then a buyer could commence a legal claim for losses as a result of such an incorrect reply. A purchaser’s solicitors will also carry out an enviro search. This will indicate if there is any known flood risk. If so, additional investigations will need to be initiated.

I am purchasing my first flat in Worcestershire with the aid of help to buy. The sellers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not disclose to my lawyer about the side-deal as it could impact my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Worcestershire is the location of the property. Is there any guidance you can impart?

Flying freeholds in Worcestershire are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Worcestershire you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Worcestershire may determine 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 property.

My husband and I are FTB’s - had an offer accepted, but the agent told us that the seller will only issue a contract if we appoint their recommended solicitors as they need a ‘quick sale’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Worcestershire

It is highly unlikely the owners are behind this. Should the owner desire ‘a quick sale', alienating a genuine buyer is not the way to achieve this. Bypass the agents and go straight to the owners and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you are going to use your own,trusted Worcestershire conveyancing solicitors - not the ones that will provide the negotiator at the agency a referral fee or achieve conveyancing figures demanded by corporate headquarters.