My husband and I are looking to purchase a property in Aston Clinton and are in fact using a Aston Clinton conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Britannia have this morning contacted us to advise us that there is now an issue as our Aston Clinton solicitor is not on their conveyancing panel. Please explain?
Where you are buying a property needing a mortgage it is usual for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Aston Clinton solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Our conveyancer has discovered a a legal deficiency with the lease for the property we are purchasing in Aston Clinton. The seller’s lawyers have offered title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor has advised that he must ensure that the bank is content with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
I am due to move house in November. Should my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Aston Clinton. Conveyancing solicitor was found before I stumbled across your page.
On the day of completion you can collect the keys from your estate agent but this should only occur when the sellers conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You will need to tell the removal men that you are ready to move in. We are not in a position to recommend a particular removal company but can help you locate a residential property solicitor in Aston Clinton or a firm that specialises in conveyancing in Aston Clinton.
My wife and I purchasing a terrace house in Aston Clinton. We would like to an extension at the rear at the property.Will legal conveyancing on the property involve enquiries to see if these alterations are permitted?
Your conveyancer will review the deeds as conveyancing in Aston Clinton will on occasion reveal restrictions in the title deeds which restrict certain changes or require the consent of another owner. Certain extensions require local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
After what feels like an age I have had an offer on an apartment in Aston Clinton accepted, the owners do nevertheless have a connected purchase. The owners have placed an offer on a property, however it’s not yet agreed to, and are looking at other apartments booked. I have instructed a high street conveyancing solicitor in Aston Clinton. What should be my next step? When should I get the mortgage application with Virgin Money started?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then survey, Aston Clinton conveyancing search costs, etc). The first thing to do is check that your property lawyer is on the Virgin Money conveyancing panel. As to the next stages this very much dictated by the uniqueness of your case, attraction to the property and on the state of the market. During a buoyant market the majority of purchasers would apply for the mortgage with Virgin Money and arrange for the valuation and only if it was satisfactory would they ask their solicitor to proceed with the conveyancing in Aston Clinton.
We're new to the buying process - had an offer accepted, yet the agent told us that the owners will only move forward if we instruct their preferred lawyers as they want a ‘quick sale’. My instinct tells me that we should use a high street conveyancer who is accustomed to conveyancing in Aston Clinton
We suspect that the seller is not behind this demand. If they want ‘a quick sale', alienating a serious purchaser is counter productive. Avoid the agents and go straight to the sellers and make the point that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to instruct your preferred Aston Clinton conveyancing lawyers - rather thanthe ones that will earn the negotiator at the agency a introducer fee or achieve conveyancing targets demanded by head office.
I wish to rent out my leasehold apartment in Aston Clinton. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Notwithstanding that your last Aston Clinton conveyancing lawyer is no longer available you can check your lease to see if it allows you to sublet the apartment. The accepted inference is that if the lease is silent, subletting is allowed. There may be a precondition that you must seek permission via your landlord or some other party before subletting. The net result is you not allowed to sublet without first obtaining permission. The consent must not not be unreasonably withheld. If the lease prohibits you from subletting the property you should ask your landlord for their consent.
I am the registered owner of a ground floor flat in Aston Clinton, conveyancing was carried out in 1997. Can you work out an approximate cost of a lease extension? Comparable flats in Aston Clinton with a long lease are worth £216,000. The ground rent is £50 per annum. The lease runs out on 21st October 2089
You have 69 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.
Developers have put forward a conveyancing practitioner and I've sought an estimate from them. They are almost £300 cheaper than my local Aston Clinton conveyancer. Should I use them?
Housebuilders normally have lists of lawyers who expedite matters and who know the seller’s documentation and conveyancer. Plenty of developers offer an incentive to choose a preferred conveyancing practitioner for this reason, any increased cost can be avoided and a developer will not put forward a conveyancing factory and run the risk of having the transaction stall when they need an exchange inside a month. A counter-argument for not agreeing to use the suggested property lawyer is that they may be reluctant to fight for your interests at the risk of alienating the sellers. Where you have concerns that this may be the case you should keep with your local Aston Clinton lawyer.