Unfortunately I am unable to travel far from Audley. I would like to know the logic why all Audley property lawyers aren't automatically on all mortgage company panels?

Mortgage Companies ordinarily impose restrictions on either the type or the number of conveyancing firms on their approved list of lawyers. Typical examples of such restriction(s) being that the practice must have two or more partners. In addition to restricting the type of firm, some banks for example HSBC decided to restrict the size of their panel they permit to represent them. You should note that banks have no accountability for the accuracy of conveyancing supplied by any Audley property lawyer on their panel. Property fraud was the key driver in the culling of conveyancing panels from 2008 even though there are contrary thoughts concerning whether solicitors sat at the center of that fraud. Data from HM Land Registry indicates that thousands of conveyancing organisations only conduct one or two conveyances annually. Those supporting conveyancing panel consolidation question why conveyancing firms deserve any entitlement to remain on a bank panel when it is evident that conveyancing is not their speciality?

My wife and I have just purchased a house in Audley. We have noticed several problems with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been carried out as part of conveyancing in Audley?

The query is not clear as to the nature of the problems and if they are specific to conveyancing in Audley. Conveyancing searches and investigations initiated as part of the buying process are supposed to help avoid problems. As part of the process, a seller completes a form referred to as a Seller’s Property Information Form. If the information turns out to be inaccurate, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Audley.

I am looking for a flat up to £235,500 and identified one close by in Audley I like with a park and transport links in the vicinity, however it only has 52 remaining years left on the lease. There is not much else in Audley in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a home loan that many years will likely be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

Is it simple use the search facility to choose a conveyancing practitioner in Audley on the panel for my bank?

First choose a lender such as Yorkshire Building Society, Virgin Money or Britannia then specify your location a common one being Audley. Conveyancing practices in Audley and nationally will then be identified.

Is it necessary during the course of the conveyancing process to visit the offices of the mortgage company conveyancing panel solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Audley as it will be easier to attend their offices if required.

As opposed to 12 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Audley.