At what point does exchange of contracts take place for domestic conveyancing in Audlem and am I required to attend the lawyers branch?
If you are local to our conveyancing solicitors in Audlem you are invited in to sign documents. However, the law practices we recommend provide countrywide coverage for conveyancing and give just as detailed and professional a job for you when dealing with you electronically. The executing of the property agreement is not when everything is set in stone. Signing on the dotted line is necessary for the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Audlem)to be in the office available at the end of the phone to exchange contracts.
I am selling my apartment in Audlem. Will the property lawyer need to be on the Santander conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
My wife and I have organised a further advance on our mortgage from Virgin Money as we wish to conduct renovations to our house in Audlem. Do we need to appoint a nearby Audlem solicitor on the Virgin Money conveyancing panel to deal with the paperwork?
Virgin Money don't usually appoint a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money list.
My wife and I are in the process of looking at flats in Audlem and I am now considering a potential offer. Should I already have a lawyer appointed at this point? I intend to finance via a home loan with Santander.
It would be advisable to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are getting a mortgage with Santander, make sure you remember to check that your lawyer is on the Santander conveyancing panel.
After weeks of negotiation I have agreed a price on an apartment in Audlem. My mortgage broker recommended their conveyancers. I paid an advanced payment of £200. A few days later, the conveyancing practitioner called me sheepishly admitting that they were not on the TSB 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 TSB 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 solicitor be asking questions concerning flooding as part of the conveyancing in Audlem.
Flooding is a growing risk for lawyers 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 damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, but there are a numerous checks that can be initiated by the purchaser or by their lawyers which can figure out the risks in Audlem. The conventional set of property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to find out whether the property has historically flooded. If flooding has previously occurred which is not revealed by the owner, then a purchaser may bring a legal claim for losses as a result of such an inaccurate response. A buyer’s lawyers will also conduct an enviro search. This will indicate if there is a recorded flood risk. If so, more detailed investigations should be conducted.
My aunt completed her conveyancing in Audlem Six years past. She has been married, widowed and in recent months got remarried. She now intends to the sell the Audlem property. I suspect that she will just be need to provide a copy of the marriage certificates to the property lawyer however she is worried it will delay the conveyancing. Is it worth updating the Land Registry details for the house?
The is no need to update the register on the basis that you have the evidence required to show how the change of name occurred.
The buyer’s solicitor will examine the land registry entries and request evidence by way of proof of the name change e.g. marriage documentation.