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Find a Aspley Guise Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Aspley Guise? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Aspley Guise transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Aspley Guise conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Aspley Guise

What does my ID and proof of funds have anything to do with my conveyancing in Aspley Guise? Why is this being asked of me?

To satisfy the Money Laundering Regulations any Aspley Guise conveyancing firm will require evidence of your identity in all conveyancing transactions. This is usually dealt with by provision of a passport and an original bank statement or utility account evidencing where you live.

In accordance with Money Laundering Regulations, conveyancing solicitors are required to validate not only the ID of conveyancing clients but also the source of fund that they receive in respect of any matter. Refusal to disclose this will lead to your solicitor terminating their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers will have an obligation to make a disclosure to the relevant authorities should they believe that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.

We wanted to use a conveyancing solicitor in Aspley Guise for our home move. Our financial adviser informed us that our bank The Mortgage Works won't deal with them. Surely this is unduly restrictive?

A decade ago most banks had a different appetite for risk. Almost all Aspley Guise conveyancing firms would have been on most mortgage company panels. The Financial Services Authority in 2010 carried out a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms about their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum amount of transactions. Many Aspley Guise conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Aspley Guise is one of the numerous areas where the conveyancers showing on our search results are are authorised to act for The Mortgage Works.

Last month we had a mortgage agreed in principle with TSB. Aspley Guise conveyancing lawyers are instructed. What is the average time that one could expect to receive a mortgage offer from TSB?

Some lenders take longer than others. Have TSB conducted the valuation? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I currently have a mortgage with Barclays for my property in Aspley Guise. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?

Barclays must be informed of your intention prior to renting your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel lawyer.

After weeks of negotiation I have agreed a price on a house in Aspley Guise. My mortgage broker suggested a property lawyer. I paid an advanced payment of £225. Soon after, the lawyer contacted me embarrassingly acknowledging that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

How does conveyancing in Aspley Guise differ for new build properties?

Most buyers of new build residence in Aspley Guise come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in Aspley Guise usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Aspley Guise or who has acted in the same development.

Can you provide any top tips for leasehold conveyancing in Aspley Guise from the perspective of expediting the sale process?

  • A significant proportion of the delay in leasehold conveyancing in Aspley Guise can be avoided where you instruct lawyers as soon as your agents start marketing the property and ask them to put together the leasehold documentation which will be required by the buyers’ lawyers.
  • Many landlords or managing agents in Aspley Guise levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Aspley Guise. If you have carried out any alterations to the residence would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Aspley Guise state that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord consenting to such changes. Where you fail to have the paperwork to hand do not communicate with the landlord without contacting your solicitor in the first instance. A minority of Aspley Guise leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you have the benefit of shareholding in the freehold, you should ensure that you are holding the original share certificate. Arranging a replacement share certificate is often a lengthy process and frustrates many a Aspley Guise home move. If a reissued share is needed, do contact the company officers or managing agents (where relevant) for this at the earliest opportunity.

I invested in buying a garden flat in Aspley Guise, conveyancing was carried out 9 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Aspley Guise with over 90 years remaining are worth £181,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2075

With only 51 years unexpired the likely cost is going to be between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.

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Neighbouring Locations

Cranfield
Marston Moretaine
Woburn Sands
Aspley Guise

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