We are purchasing a 3 bedroom apartment in Aspley Guise with a mortgage. We would like to retain our Aspley Guise lawyer, but the bank advise he's not on their "panel". It seems we have little option but to appoint one of the lender panel conveyancing practices or retain our Aspley Guise conveyancer as well as pay for one of their panel firms to act for them. We feel that this is inequitable; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. A further alternative is for your Aspley Guise conveyancing solicitor to apply to be on the conveyancing panel.

As someone unfamiliar with conveyancing in Aspley Guise what is the number one tip you can give me concerning the ownership transfer in Aspley Guise

Not many law firms shout this from the rooftops but conveyancing in Aspley Guise and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of room for confrontation between you and other parties involved in the legal transfer of property. For example, the seller, selling agent and sometimes the bank. Appointing a solicitor for your conveyancing in Aspley Guise an important selection as your conveyancer is your adviser, and is the ONLY person in the process whose role it is to act in your legal interests and to keep you safe.

There is a distinct ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. You your first instinct should be to trust your solicitor above the other players when it comes to the legal assignment of property.

Despite weeks of looking the Title Certificate and documents to my property can not be found. The lawyers who did the conveyancing in Aspley Guise 10 years ago are no longer around. What are my next steps?

In today’s world there are duplicates made of almost everything, and your conveyancer should know exactly where to find all the relevant paperwork so you can buy or sell your house without a hitch. Where duplicates can’t be found, your solicitor may be able to put in place insurance or indemnities protecting you against future claims on the premises.

I'm refinancing my existing home to a BTL loan with Platform Home Loans Ltd and I will use the rest of the raised equity towards a second property. The area we are talking about is Aspley Guise. Will your solicitors be able to act for both sets of lenders and link together the conveyances?

Do use our comparison tool on this site to check that the conveyancers are approved by both banks. Assuming that they are the lawyer should be able to connect the two deals but you should have a chat with you solicitor and communicate your desired outcome and requirements.

Completion is due on our sale of a £150,000 garden flat in Aspley Guise in 5 days. The managing agents has quoted £300 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Aspley Guise?

Aspley Guise conveyancing on leasehold maisonettes often necessitates the buyer’s conveyancer sending enquiries for the landlord to answer. Although the landlord is not legally bound to respond to such questions the majority will be content to assist. They may charge a reasonable administration fee for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some situations it is in excess of £800. The administration charge demanded by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, without which the invoice is not strictly payable. Reality however dictates that you have little choice but to pay whatever is demanded if you want to complete the sale of your home.

I own a studio flat in Aspley Guise, conveyancing formalities finalised in 2007. Can you work out an approximate cost of a lease extension? Similar properties in Aspley Guise with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease comes to an end on 21st October 2078

With 53 years unexpired we estimate the premium for your lease extension to range between £27,600 and £31,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.