Me and my partner are purchasing a 3 bedroom apartment in Audlem with a mortgage. We like our Audlem solicitor, however the bank says she’s not on their "panel". It appears that we have little choice but to appoint one of the lender panel conveyancing practices or continue with our Audlem lawyer as well as pay for one of their panel ones to act for them. We feel that this is unjust; can we not require that the mortgage company use our Audlem solicitor ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Audlem conveyancing solicitor to apply to be on the conveyancing panel.
It is is a decade since I acquired my property in Audlem. Conveyancing lawyers have just been instructed on the sale but I am unable to locate the title documents. Is this a major issue?
Don’t worry too much. First the deeds may be kept by your lender or they could still be with the lawyers who acted in your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Audlem involves registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
Is there a search tool that I can use to find out if the solicitor conducting my conveyancing in Audlem is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Barclays thus paying £192.00 in supplemental conveyancing costs.
Feel free to make the most of the find a lender approved solicitor tool on this web page. Pick the lender and type ‘Audlem’ or your preferred area and you will be presented with numerous solicitors located in Audlem or nearest you.
Me and my partner are purchasing a flat in Audlem. It might be a silly question but how we can trust a solicitor? On completion day we will need to deposit funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
When it comes to mortgage companies such as Barclays, do Audlem conveyancers incur a yearly amount to be on the list of approved solicitors?
We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
My offer on a house in Audlem has been accepted, but there is a chain. The sellers have put an offer on a flat, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have chosen a nearby conveyancing solicitor in Audlem. What do I do now? When should I get the mortgage application with Skipton going?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of £1k, then valuation, Audlem conveyancing search charges, etc). The first thing to do is ensure that your property lawyer is on the Skipton approved list. Concerning the next phase this very much depends on the specifics of your case, attraction to this property and on the state of the market. During a rising market the majority of home buyers would apply for the mortgage with Skipton and pay for the valuation and only if it was satisfactory would they pay their conveyancer to press on with searches.
Just had an offer accepted on a new build flat in Audlem. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Audlem
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
What does commercial conveyancing in Audlem cover?
Non domestic conveyancing in Audlem incorporates a broad range of advice, given by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.