I am searching for value for money conveyancer. Should I go for for a web based conveyancer or a high street Audlem conveyancing solicitor?

On the whole conveyancing practitioners in your location will enjoy excellent relationships with your local authority, which could help with your Audlem conveyancing searches that your conveyancer will inevitably need. It also helps if they enjoy strong relationships with the Local Land Registry Office your area Audlem, other lawyers in the neighbourhood and Audlem Estate Agents.

At what point can the exchange of contracts occur in residential conveyancing in Audlem and do I need to be at the lawyers branch?

If you are round the corner to one of the conveyancing solicitors in Audlem you are invited in to sign contracts. However, the firms we work with provide a nationwide conveyancing service and provide as equally detailed and professional a job for you when dealing with you digitally. The signing of the sale agreement is not the point of no return. Signing on the dotted line is necessary for the solicitor to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Audlem)to be in the office at the appropriate time.

I recently had an offer accepted on an apartment in Audlem. My financial adviser suggested a lawyer. I paid an on account payment of £225. A couple of days later, the lawyer contacted me sheepishly admitting that they were not on the Coventry BS 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 Coventry BS 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.

Intending to buy a maisonette in Audlem. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS 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 conveyancer is on the RBS conveyancing panel.

I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Audlem solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Audlem postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Audlem.

My husband and I are novice buyers - agreed a price, yet the estate agent advised that the vendor will only issue a contract if we appoint their chosen lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a family solicitor who is accustomed to conveyancing in Audlem

We suspect that the owner is not behind this request. Should the owner desire ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are chain free (d) you wish to move quickly (e)however you will continue to use your own,trusted Audlem conveyancing solicitors - rather thanthe ones that will earn their negotiator at the agency a introducer fee or meet his conveyancing targets set by senior management.

I've found a house that seems to meet my requirements, at a reasonable figure which is making it all the more appealing. I have subsequently found out that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Audlem. Conveyancing advisers have are about to be instructed. 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 assist with the conveyancing process. We note that you are purchasing in Audlem so you should seriously consider shopping around for a Audlem conveyancing practitioner and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the property is located on an estate. Your lawyer will report to you on the legal implications.

I own a split level flat in Audlem, conveyancing was carried out November 2005. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Audlem with an extended lease are worth £190,000. The ground rent is £45 per annum. The lease ceases on 21st October 2087

You have 62 years remaining on your lease we estimate the price of your lease extension to range between £17,100 and £19,800 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed 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 should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.