Souldusing a Audlem conveyancing lawyer make my purchase more efficient?
Established third party relationships is an important consideration when appointing conveyancing solicitors. Audlem conveyancers enjoy connections with financial advisers and agents, local authorities, surveyors and other law firms meaning you will move in shortest possible time. Possessing years of intelligence of the local area is also a plus .
I am the registered owner of a freehold property in Audlem yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Audlem and has limited impact for conveyancing in Audlem but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
I have paid off my mortgage with Skipton. I assume I don't need a Audlem property lawyer on the Skipton panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
I can not work out if my lender requires a lease extension. I have telephoned my Audlem bank branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Audlem conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they would not lend based on their specific requirements. Who do I believe?
The conveyancing practitioner has to follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Intending to buy a apartment in Audlem. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Audlem conveyancing practitioner is on the Santander conveyancing panel.
About to purchase a new build apartment in Audlem. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Audlem
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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. Please supply a car parking plan. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision.
I am 17 days into a residential purchase having been directed to a firm by the high street agent to perform conveyancing in Audlem. I am not happy. Could you you assist me in finding new conveyancers?
A conveyancer would have to be really bad in order to consider diss instructing them. Has your mortgage been generated? If so you need to inform them of the new contact details and ensure the offer are issued to the new lawyers. Your new solicitor ideally needs to be on the banks approved list to avoid escalating costs and frustration. That should be your starting point. Our find a solicitor tool will help you find a bank approved conveyancer for your home move in Audlem
I have read on various online forums that when selecting a conveyancing solicitors they must be approved by your lender. I am new to the process but I have an AIP via Halifax and I already have a local conveyancing solicitor in Audlem lined up. Will Birmingham Midhshires insist on an approved solicitor to be used? If so, where do I find that list for my conveyancing in Audlem?
You should use a solicitor that is on the Birmingham Midhshires panel. Simply call your preferred Audlem conveyancing solicitor to check if they are on the Birmingham Midhshires panel. If they are not approved you have numerous choices open to you here:
- Carry on with your preferred Audlem lawyer but Birmingham Midhshires will undoubtedly appoint a solicitor on their conveyancing panel. The net result is additional fees and probable frustration.
- Get a fresh lawyer to conduct the conveyancing, not forgetting to check that they are on the Birmingham Midhshires conveyancing panel.
- Convince your property lawyer to apply to join the mortgage company panel.