I am need of leasehold conveyancing for an apartment in a relatively new development (6 years built) in Aston. 95% of the flats are already disposed of. Do I need carry out the local searches for my conveyancing in Aston?

You are taking a significant risk in failing carrying out Aston conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would absolutely advise in the strongest possible terms that you have them. Where accelerating the process and expenses are primary issues you should discuss with your solicitor about the options such as lack of search insurance available to you

We are planning to purchase with Loughborough BS. I called into a couple of local companies yet am struggling to find a Aston conveyancing firm on the Loughborough BS approved list. Please you help?

Feel free to make use of the find a conveyancing panel solicitor tool on this page. Pick the building society and type Aston or your preferred area and you will discover a number of lawyer located in Aston or by proximity to you.

is it true that all Aston solicitor firms on the TSB conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the TSB approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many lenders do list licenced conveyancers on their panel and in such a situation the firms would be overseen by the Council of Licensed Conveyancers.

We had appointed conveyancing lawyers locally in Aston on the Principality solicitor panel. They have just invoiced me a supplemental fee for handling the Principality mortgage. Is this a supplemental conveyancing fee specified by Principality?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your solicitor may levy a fee for this. This fee is not dictated by Principality but by your Aston conveyancer. Numerous firms on the Principality panel will quote an ‘acting for lender’ fee but many practices incorporate it on their overall fee.

I was told three weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Aston is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.

I need some fast conveyancing in Aston as I have an ultimatum to sign on the dotted line inside 4 weeks. A home loan is not required. Can I avoid the conveyancing searches to save money and time?

If.Given you are not getting a mortgage you are at free not to do searches although no conveyancer would suggest that you don't. With lots of history conveyancing in Aston the following are instances of issues that can be revealed and adversely impact the marketability of the property: Refused Planning Applications, Overdue Charges, Outstanding Grants, Road Schemes,...

I am buying my first flat in Aston benefiting from help to buy. The sellers refused to budge the price so I negotiated 6k of extras instead. The estate agent told me not to tell my solicitor about this side-deal as it may affect my loan with The Mortgage Works. Is this normal?.

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.