Me and my fiance are buying a 3 bedroom flat in Astley with a mortgage. We have a Astley conveyancer, but the lender advise she’s not on their "panel". It appears that we have little option but to select one of the bank panel solicitors or continue with our Astley property lawyer and pay for one of their panel ones to act for them. This seems very unfair; can we not demand that the mortgage company use our Astley conveyancer ?

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 bank’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. Another option that might be available is for your Astley conveyancing lawyer to apply to be on the conveyancing panel.

I own a freehold residence in Astley but nevertheless pay rent, why is this and what is this?

It’s unusual for properties in Astley and has limited impact for conveyancing in Astley but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

I am selling my house. My past conveyancers have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Astley if that affects matters.

Do use our search tool to help you choose a solicitor for your conveyancing in Astley. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.

Can you provide any top tips for leasehold conveyancing in Astley from the perspective of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Astley can be avoided where you instruct lawyers as soon as you market your property and request that they start to put together the leasehold information which will be required by the purchasers’ conveyancers.
In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Astley leases often stipulate that internal structural alterations or installing wooden flooring necessitate a licence from the Landlord consenting to such alterations. Should you dont have the consents in place you should not contact the landlord without contacting your solicitor in the first instance. If you have had any disputes with your freeholder or managing agents it is very important that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where a dispute is unsettled. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as historic rather than unsettled. You believe that you know the number of years left on your lease but it would be advisable verify this via your solicitors. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the lease term is less than 80 years. It is therefore essential at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. The majority of landlords or Management Companies in Astley charge for providing management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management information sought as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Astley.

Leasehold Conveyancing in Astley - A selection of Queries Prior to Purchasing

Is anyone aware of any major works in the planning that could add a premium to the service costs? Most Astley leasehold flats will have a service bill for the upkeep of the building invoiced by the management company. Should you acquire the property you will have to meet this liability, normally periodically throughout the year. This could vary from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a rentcharge for you to pay annual, this is usually not a exorbitant figure, say approximately £25-£75 but you need to enquire as sometimes it can be many hundreds of pounds. It would be sensible to discover as much as you can regarding the company managing the building as they will impact your use and enjoyment of the property. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to day to day issues like the upkeep of the common parts. Enquire of other people if they are happy with them. In conclusion, investigate as to the dates that the service fees are due to the appropriate party and specifically how they are spending the funds.

Why do I have to send my conveyancer with a list of items of identification ahead of starting my conveyancing in Astley?

Astley conveyancing practitioners are obliged by the Law Society, Solicitors Regulation Authority, HMLR and current Money Laundering legislation to certify that the have checked the identity of their clients. It will also be a requirement of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have details such as your full names, NI number and DOB.