I am in the process of selling my maisonette in Audlem and the estate agent has just e-mailed to advise that the purchasers are appointing a new property lawyer. The reason given is that the lender will only deal with solicitors on their conveyancing panel. On what basis would a major lender only deal with certain law firms rather the firm that they want to appoint to handle their conveyancing in Audlem ?
Lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Lenders point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.
Do the Building Society Association intend to launch a searchable register to list law firms on the Norwich and Peterborough Building Society conveyancing panel for instance in Audlem?
We would not expect to be advised of any plans on the part of the BSA to develop such a search facility.
My wife and I are planning on selling our property in Audlem and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a nationwide conveyancing practice as opposed to a conveyancing solicitor in Audlem. We have lived in Audlem for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I'm refinancing my primary house to a buy to let mortgage with Britannia and intend to use the remaining equity as a deposit on further house. The area we are looking at is Audlem. Will your lawyers be able to act for both sets of mortgage companies and tie in the two deals?
Make use of our comparison tool on this page to check that the lawyers are on the relevant lender panels. Having checked that they are your solicitor will be able to connect the two conveyancing matters but you should have a chat with you solicitor and communicate your expectations and needs.
I today plan to offer on a house that seems to meet my requirements, at a reasonable figure which is making it more attractive. I have subsequently been informed that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns buying a leasehold house in Audlem. Conveyancing solicitors have are soon to be appointed. Will they explain the issues?
Most houses in Audlem are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Audlem so you should seriously consider looking for a Audlem conveyancing solicitor and be sure that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’sconsent to conduct changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your solicitor will appraise you on the various issues.
Audlem Leasehold Conveyancing - Sample of Queries before Purchasing
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The answer will be important as a) areas may result in problems for the block as the common areas may start to deteriorate if repairs remain unpaid b) if the tenants have an issue with the managing agents you will want to have full disclosure How is the lease structured? How long is the Lease?
What happens where there is a problem with the searches carried out as part of our conveyancing in Audlem?
Ordinarily, most adverse entries revealed in Audlem conveyancing search results can be handled before completion or title insurance could possibly be put on cover. It is important to remember that regardless of the fact that you are buying the property and might be willing to live with the search results, your building society or bank may not, and ultimately the decision rests with them.