Is there a search tool that I can utilise to find out if the solicitor handling my conveyancing in Aspley Guise is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Virgin Money thus paying £192.00 in further conveyancing bill.

Feel free to take advantage of the find a lender approved solicitor tool on this web page. Please choose the lender and type ‘Aspley Guise’ or your location and you will discover a number of lawyer located in Aspley Guise or nearest you.

I happen to be the sole beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Aspley Guise. Conveyancing formalities meant that the Land Registry date was in June. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my proprietorship may be treated the same way as though I had purchased the house in June. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view banks take of it, depend on the mortgage company as this obligation is primarily there to pick up on the purchase and immediately sell or the quick reselling of properties.

My fiancee and I are in the process of viewing houses in Aspley Guise and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a home loan with Yorkshire BS.

You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are obtaining a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.

I am selling my house. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being difficult. The Aspley Guise solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Will commercial conveyancing searches reveal impending roadworks that could impact a commercial estate in Aspley Guise?

Many commercial conveyancing solicitors in Aspley Guise will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Aspley Guise. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Aspley Guise.

For each commercial conveyancing transaction in Aspley Guise it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Aspley Guise commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Aspley Guise.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Aspley Guise is where the house is located. Is there any advice you can give?

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 would need to get your solicitor to go through the deeds very carefully. Your bank 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 purchasing a 2 bedroom bungalowin Aspley Guise with a loan from a lender. We would like to retain our lawyer in Aspley Guise yet our mortgage company advise she’s not on their "panel". Apparently we need to choose from the our bank panel solicitors or keep our Aspley Guise conveyancer and incur the extra fees for one of their panel ones to represent our bank. This seems very unfair; is there anything we can do?

Unfortunately,no. The lender mortgage offered to you is subject to conditions, one of which will be that solicitors will on the bank's conveyancing panel. Until recently, most banks had open panels, including almost all conveyancing solicitors in Aspley Guise : 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 solicitors to apply to be on the conveyancing panel for your bank.