Is the fact that my conveyancer in Aston is not identified on my lender's solicitor panel that there is a problem with the quality of his work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Aston conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

I purchased a freehold premises in Aston but still invoiced for rent, why is this and what is this?

It is rare for properties in Aston and has limited impact for conveyancing in Aston 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 establishment of new rentcharges from 1977 onwards.

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

Despite weeks of looking the Title Certificate and documents to our home can not be found. The lawyers who dealt with the conveyancing in Aston 10 years ago no longer exist. What do I do?

You no longer need to have the physical official documentation to prove you are the registered proprietor of land or property, as the Land Registry have everything they need in a digital format.

About to purchase a new build apartment in Aston. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Aston

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants.

Back In 2007, I bought a leasehold flat in Aston. Conveyancing and The Mortgage Works mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Aston who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of HMLR to be sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to instruct a Aston conveyancing firm to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Leasehold Conveyancing in Aston - Examples of Queries before Purchasing

What restrictions exist in the Aston Lease? The best form of lease structure is if the freehold interest is owned by the leaseholders. In this situation the tenants have being in charge if their destiny and even though a managing agent is frequently retained where it is larger than a house conversion, the managing agent acts for the leaseholders themselves. Generally speaking the outlay for major works are not built into the maintenance charges, albeit that some managing agents in Aston ask leasehold owners to contribute towards a reserve fund and this is used to offset against larger works.