is it true that all Audlem solicitor firms on the Lloyds conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Lloyds approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
After months of negotiation I have agreed a price on an apartment in Audlem. My mortgage broker suggested a conveyancer. I paid an upfront payment of £225. Shortly after, the solicitor contacted me sheepishly admitting that they were not on the UBS 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 UBS 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.
I was told two weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in Audlem is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
My wife and I own a 4 bedroom Georgian property in Audlem. Conveyancing lawyer acted for me and Virgin Money. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Audlem and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing solicitor who conducted the purchase.
How does conveyancing in Audlem differ for newly converted properties?
Most buyers of new build premises in Audlem come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Audlem typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Audlem or who has acted in the same development.
Hoping to buy a property located in Audlem and I am already nervous. I couldn't find anything specific about Audlem. Conveyancing will be needed in due course but do you know about the Audlem area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Audlem. In the meantime here are some basic statistics that we found
I am employed by a long established estate agency in Audlem where we see a few flat sales put at risk as a result of short leases. I have received conflicting advice from local Audlem conveyancing firms. Can you confirm whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Audlem Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing
Its a good idea to discover as much as possible concerning the managing agents as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to day to day matters like the tidiness of the communal areas. Enquire of prospective neighbours if they are happy with them. On a final note, investigate as to the dates that you are obliged pay the maintenance charge to the appropriate party and precisely what you get for your money. In the main the cost for major works tend not to be included within service charges, albeit that a few managing agents in Audlem require leaseholders to pay into a reserve fund and this is used to offset against larger works. Be sure to find out if the the lease includes any adverse restrictions in the lease. By way of example plenty of leases prohibit pets being permitted in in a block in Audlem. If you love the propertyin Audlem however your cat can’t live with you then you will be presented with a hard choice.