We see that you have a search directory listing law firms on the TSB conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Aspley Guise?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Aspley Guise.
Two weeks ago we had a mortgage agreed in principle with Nationwide. Aspley Guise conveyancing lawyers have been chosen. How long does it take for Nationwide to send the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Nationwide done the survey? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Intending to buy a flat in Aspley Guise. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander 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 Aspley Guise property lawyer is on the Santander conveyancing panel.
My offer on a detached house in Aspley Guise has been agreed to, but there is a chain. The vendors have put an offer on a flat, but it’s not been accepted yet, and have viewings of other properties booked. I have chosen a high street conveyancing solicitor in Aspley Guise. What do I do now? When do I get the mortgage application with Coventry BS started?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, Aspley Guise conveyancing search charges, etc). The first course of action is to check that your solicitor is on the Coventry BS approved list. Regarding the next steps this very much depends on the specifics of your transaction, desire for the property and on the state of the market. In a buoyant market the majority of home buyers would apply for the mortgage with Coventry BS and pay for the valuation and only if it comes back ok would they request their solicitor to press on with searches.
Should our solicitor be raising questions regarding flooding as part of the conveyancing in Aspley Guise.
Flooding is a growing risk for lawyers specialising in conveyancing in Aspley Guise. Some people will purchase a property in Aspley Guise, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, however there are a number of checks that can be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Aspley Guise. The conventional set of property information forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to determine whether the property has suffered from flooding. In the event that the property has been flooded in past which is not notified by the seller, then a purchaser may bring a legal claim for losses resulting from an misleading reply. The purchaser’s lawyers will also carry out an enviro search. This should reveal whether there is any known flood risk. If so, further inquiries should be conducted.
I'm buying my first flat in Aspley Guise with a loan from Accord Mortgages Ltd. The developers refused to budge the price so I negotiated £7000 of extras instead. The estate agent suggested that I not inform my solicitor about this side-deal as it will jeopardize my mortgage with Accord Mortgages Ltd. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In what way can the Landlord & Tenant Act 1954 affect my business property in Aspley Guise and how can you help?
The particular law that you refer to provides security of tenure to commercial leaseholders, granting the right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Aspley Guise is one of the hundreds of locations in which our lawyers have offices
There are only 62 years left on my lease in Aspley Guise. I now wish to get lease extension but my landlord is can not be found. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to locate the lessor. For most situations a specialist would be helpful to conduct investigations and to produce a report to be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court covering Aspley Guise.
Leasehold Conveyancing in Aspley Guise - Sample of Questions you should ask before buying
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How many years are left on the lease? Are any of leasehold owners in arrears of their service charge payments? You should be aware that where the lease has less than 80 years it will affect the salability of the property. It is worth checking with your bank that they are willing to lend given the lease term. A short lease means that you will most likely require a lease extension sooner rather than later and it is worth discovering how much this will be. For most Aspley Guiselease extensions you would be required to have been the owner of the property for a couple of years before you are entitled to carry out a lease extension.