Can you vouch for a Virgin Money allowed Audlem conveyancing conveyancer who can have us moved in within a short deadline? Am I best advised to choose a high street Audlem solicitor or a factory type conveyancer?
We would be happy to suggest some excellent Audlem conveyancing firms. Another option is to visit the main road in Audlem. Approach two or three firms and request to see a conveyancing solicitor for a fee estimate. Discuss your expectations together with your reasons and get an assurance on speed. Choose the one that appears most efficient.
What happens if my solicitor is expelled from the Lloyds Conveyancing panel ahead of completing my conveyancing in Audlem?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
We are buying a victorian detached house in Audlem. We would like to carry out an extension to the side at the house.Will the conveyancing process involve enquiries to ascertain if these works are permitted?
Your property lawyer will review the deeds as conveyancing in Audlem will sometimes identify restrictions in the title deeds which prohibit certain works or require the consent of a 3rd party. Many additions require local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.
I recently had an offer accepted on a house in Audlem. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. Soon after, the conveyancer contacted me to say that they were not on the Aldermore 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 Aldermore 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.
I was told two weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in Audlem is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
It has been 4 months following my purchase conveyancing in Audlem concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
The financial adviser has recommended their lawyer for the conveyancing in Audlem - Surely it’s advisable to just instruct them?
This is not necessarily the case and you are at liberty to opt for whichever conveyancer you prefer for your Audlem home move. The property lawyer suggested by an estate agent may not always be the best solicitor, they may suggest their preferred conveyancing firm who are based far away. In this instance you may not have contact with your lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.