I am buying a property mortgage free in Audlem. I have lived for the previous 20 years in Audlem. Conveyancing searches are expensive. Given that I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a mortgage, then almost all of the Audlem conveyancing searches are at your discretion. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches completed, but she is duty bound to take that path of guidance. One thing to consider; if you are going to dispose of the house in the future, it could be of relevance to your prospective buyer what the searches contain. On occasion properties with day to day issues can still throw up detrimental search results. A competent conveyancing solicitor in Audlem should provide you some helpful guidance concerning this.

Can you explain why leasehold purchase conveyancing in Audlem costs more?

Audlem leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

We have agreed to purchase a house in Audlem. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?

As you are obtaining a mortgage with Aldermore your lawyer must comply with the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Aldermore where a lease fails to meet these provisions. The requirements relate to the installation of panels on properties countrywide and is not limited to Audlem.

I am selling my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being problematic. The Audlem solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have finally had an offer on a flat in Audlem accepted, but there is a chain. The sellers have placed an offer on somewhere, but it’s not yet agreed to, and have viewings of other properties in the pipeline. I have selected a high street conveyancing solicitor in Audlem. What should be my next step? At what point should I apply for the mortgage with TSB?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then survey, Audlem conveyancing search costs, etc). First, you must check that your lawyer is on the TSB conveyancing panel. Concerning the next steps this very much dictated by the circumstances of your case, desire for this property and on the state of the market. In a rising market the majority of purchasers would apply for the mortgage with TSB and arrange for the valuation and only if it comes back ok would they ask their lawyer to move forward with searches.

Just had an offer accepted on a new build flat in Audlem. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Audlem

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. There must be mutual enforceability of lessee’s covenants.

How do I identify a Audlem solicitor on the Leeds Building Society conveyancing panel? I have wheels and am willing to travel upto 25kilometers to meet the solicitor.

You can use the search on this website. Please choose the bank and your location and you will see a number of Audlem conveyancing lawyers located nearest you. We have detailed some Audlem conveyancing firms at the bottom of this page and you can contact them to see whether they are on the Leeds Building Society panel