The Audlem conveyancing lawyers that I recently instructed on my house acquisition in Audlem have without warning closed. I chose them because I needed a solicitor on the Principality conveyancing panel and my previous Audlem lawyer was not. I paid them £170 on account. What should be my next steps?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Principality conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
I am helping my step-mother sell her property in Audlem. Does the conveyancing solicitor arrange an EPC or should I organise this?
Following the abolition of Home Packs, energy assessments remained a mandatory part of moving house. An energy assessment needs to be commissioned in advance of the property being advertised. It is not a task that conveyancers normally arrange. If you are using a Audlem conveyancing practitioner they may be able to arrange energy assessments given their contacts with long established local assessors
It is not clear whether my mortgage offer requires a lease extension. I have called into my local Audlem bank branch on numerous occasions and was told they are content with the situation and they will lend. My Audlem conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Your conveyancer must comply with the CML Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I recently had an offer accepted on a house in Audlem. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. Soon after, the conveyancer called me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Will my conveyancer be asking questions concerning flooding during the conveyancing in Audlem.
Flooding is a growing risk for conveyancers specialising in conveyancing in Audlem. There are those who acquire a property in Audlem, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, however there are a numerous checks that may be initiated by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Audlem. The standard information given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the vendor to determine if the premises has suffered from flooding. In the event that the residence has been flooded in past and is not notified by the vendor, then a buyer may issue a legal claim for losses resulting from an incorrect response. A buyer’s lawyers will also conduct an environmental report. This will indicate if there is any known flood risk. If so, further investigations will need to be initiated.
Are there restrictive covenants that are commonly identified during conveyancing in Audlem?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Audlem. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does the Landlord & Tenant Act 1954 affect my commercial property in Audlem and how can you help?
The 1954 Act provides security of tenure to commercial lessees, granting the right to apply to court for a new lease and continue in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Audlem is one of our hundreds of locations in which our lawyers have offices
What type of premises does your Audlem conveyancing quotes relate to?
The quotes supplied are only appropriate to standard residential property in England & Wales. If you have any different needs for example industrial or agricultural land or commercial conveyancing in Audlem please telephone us to consider your requirements .