My wife and I have recently acquired a property in Audlem. We have noticed several problems with the house which we believe were overlooked in the conveyancing searches. What action can we take? What searches should? have been conducted for conveyancing in Audlem?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Audlem. Conveyancing searches and due diligence undertaken during the buying process are designed to help avoid problems. As part of the process, a property owner completes a document referred to as a Seller’s Property Information Form. If the information provided is misleading, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Audlem.
Will conveyancers ask for money on account for conveyancing in Audlem?
Where you are retaining lawyers for conveyancing in Audlem your lawyer will request that you to provide them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any down payment is as part of the sale price then this will be needed shortly ahead of exchange of contracts. The final balance that is needed will be payable shortly before completion.
I am purchasing a flat and require a conveyancing solicitor in Audlem who is on the The Royal Bank of Scotland solicitor. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Royal Bank of Scotland in certain locations such as Audlem. We dont recommend any particular firm.
When it comes to mortgage companies such as Nationwide, do Audlem conveyancing practitioners have to pay an annual charge to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I was told three weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Audlem is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
After shopping around on the internet I have found a Audlem property lawyer having checked that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays 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 lawyer 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 Audlem postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Audlem.
I used Arc property Solicitors a few years past for my conveyancing in Audlem. Now, I need the files but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Audlem of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My parents are encountering difficulties in finding their Audlem land registry title on the website. They have a vague memory back in the 70’s when they bought the house there were complications with Audlem not being identified on some systems.
Nearly all premises in Audlem should be revealed. Have you tried a search with just the postcode. Usually it will reveal all the properties inside that postcode. Assuming the property is recorded it will be there with a title number. If they bought sixty years ago it's conceivable it may be unrecorded. The property could still be revealed but with the title number identified as 'na'. In this scenario you will need to track down the original title documentation which could be with your parent’s bank.