How up to date is your search tool for Aspley Guise conveyancing solicitors on the Nationwide conveyancing panel? Do Nationwide send you an updated list?
Aspley Guise conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
we are a couple who wish to acquire a newbuild apartment in Aspley Guise with a homeloan from Barclays .We have a Aspley Guise conveyancing solicitor but Barclays advised that his firm is not on their approved list of member firms. It seems we have no choice but to instruct a Barclays panel lawyer or keep our preferred solicitor and fork out for a Barclays panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The mortgage issued to you contains various provisions, one of which will be that solicitors must be on the Barclays conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Barclays
Despite weeks of looking the Title Certificate and documents to our property are lost. The solicitors who did the conveyancing in Aspley Guise 5 years ago have long since closed. What do I do?
You no longer need to hold title original deeds to prove you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Aspley Guise is where the house is located. What do you suggest?
Flying freeholds in Aspley Guise are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Aspley Guise you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aspley Guise may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My husband and I are novice buyers - agreed a price, yet the selling agent informed us that the seller will only issue a contract if we instruct the agent's preferred solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street solicitor who is familiar with conveyancing in Aspley Guise
It is unlikely the owners are behind this. If they desire ‘a quick sale', taking such a hostile approach to a serious purchaser is not the way to achieve this. Bypass the agents and go straight to the owners and explain that (a)you are serious buyers (b)you are ready to go, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you will continue to use your own,trusted Aspley Guise conveyancing firm - not the ones that will give the negotiator at the agency a referral fee or hit his conveyancing thresholds pre-set by corporate headquarters.
I work for a busy estate agent office in Aspley Guise where we see a few flat sales derailed as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Aspley Guise conveyancing firms. Please can you shed some light as to whether the seller of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I own a basement flat in Aspley Guise, conveyancing formalities finalised December 2008. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Aspley Guise with a long lease are worth £165,000. The average or mid-range amount of ground rent is £50 per annum. The lease comes to an end on 21st October 2102
You have 77 years remaining on your lease we estimate the price of your lease extension to span between £7,600 and £8,800 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.