Is the fact that my solicitor in Aspley Guise is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Aspley Guise conveyancing firm and enquire why they are no longer on the approved list for your bank.
I purchased a freehold property in Aspley Guise but still pay rent, why is this and what is this?
It is rare for properties in Aspley Guise and has limited impact for conveyancing in Aspley Guise but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
The Aspley Guise conveyancing lawyers that I recently instructed on my purchase in Aspley Guise have suddenly closed. They were on acting for me because I had to have a solicitor on the Lloyds conveyancing panel and my previous Aspley Guise lawyer was not. I paid them 275 plus VAT in advance. What do I do now?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
My stepmother advised me that in buying a property in Aspley Guise there could be a number of restrictions prohibiting external changes to a property. Is this right?
We are aware of a number of properties in Aspley Guise which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Aspley Guise should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Aspley Guise conveyancer on the Skipton panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
Clydesdale have agreed my home loan in principle, my offer on a flat in Aspley Guise has been accepted, what are the next steps?
The property agent will wish to be informed of your conveyancer's details (make sure the property lawyers are on the bank’s approved list). Call up Clydesdale or the broker and complete any outstanding paperwork. Clydesdale will instruct a valuer who will get in contact with the selling agent or seller to book a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately ten days to get a mortgage offer. Clydesdale will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Aspley Guise.
I am looking for a conveyancing lawyer in Aspley Guise for my home move. Can I see a firm’s record with the profession’s regulator?
One can see documented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA may monitor call for training purposes.
I am on look out for some leasehold conveyancing in Aspley Guise. Before diving in I would like to find out the remaining lease term.
Assuming the lease is registered - and 99.9% are in Aspley Guise - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Aspley Guise Leasehold Conveyancing - Examples of Queries Prior to buying
Generally speaking the cost for major works tend not to be included within maintenance charges, although a few managing agents in Aspley Guise ask leasehold owners to pay into a sinking fund created for the specific purpose of building a fund for major repairs or maintenance. You should be aware that where the lease has less than eighty years it will affect the marketability of the apartment. Check with your mortgage company that they are content with remaining years on the lease. A short lease means that you will probably need a lease extension sooner rather than later and you need to have some idea of what this would cost. For most Aspley Guiselease extensions you will be required to have owned the residence for two years in order to be eligible to extend the lease. What is the yearly maintenance fee and ground rent?