I am in the process of selling my ground floor flat in Audlem and the EA has just e-mailed to advise that the buyers are switching property lawyer. I am told that this is due to the fact that the lender will only deal with solicitors on their approved list. On what basis would a major mortgage company only work with specific lawyers rather the firm that they want to appoint for their conveyancing in Audlem ?
Banks have always had panels of law firms that can represent them, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Mortgage companies blame a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
Will commercial conveyancing searches reveal impending roadworks that may impact a commercial premises in Audlem?
Its becoming the norm that commercial conveyancing solicitors in Audlem will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Audlem. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Audlem.
For every commercial conveyancing transaction in Audlem it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Audlem commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Audlem.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Audlem is the location of the property. What do you suggest?
Flying freeholds in Audlem are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Audlem you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Audlem may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What makes your site different to alternative online quote calculators when it comes to conveyancing in Audlem?
At this site get a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Audlem. Unlike many estate agents and many comparison sites we do not charge firms a commission if you appoint them for your home move in Audlem
As co-executor for the will of my father I am selling a residence in Cardiff but I am based in Audlem. My lawyer (approximately 235 kilometers from meneeds me to execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Audlem to attest this legal document for me?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are located in Audlem
Due to complete next month on a studio apartment in Audlem. Conveyancing solicitors assured me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Audlem should include some of the following:
-
You should receive a copy of the lease Rent payments - how much and when you need to pay, and also know whether this is subject to change Changes to the premises Repair and maintenance of the property The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.
I own a studio flat in Audlem, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Audlem with a long lease are worth £190,000. The ground rent is £65 per annum. The lease ceases on 21st October 2086
With 61 years left to run we estimate the price of your lease extension to range between £19,000 and £22,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.