I was told yesterday by my mortgage broker that my Aspley Guise the law firm I have appointed is not on the bank Solicitor panel. How can I be sure that this is correct?
You need to contact your Aspley Guise lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may recommend you to a Aspley Guise conveyancing firm that is on the approved list of lawyers for your mortgage company.
We have agreed to purchase a house in Aspley Guise. A rare aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is UBS your lawyer must comply with the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and property lawyers are required to report to UBS where a lease does not meet these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Aspley Guise.
Completion of my purchase has taken place for my property in Aspley Guise. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being problematic. The Aspley Guise solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
I have todaydiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Aspley Guise for a purchase of a leasehold flat 12 months ago. How can I establish that the property is not still registered in the name of the former proprietor?
The quickest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Aspley Guise conveyancing specialists.
We're novice buyers - had an offer accepted, but the agent has warned us that the owners will only move forward if we use the agent's chosen lawyers as they are insisting on a ‘quick sale’. We would rather use a family conveyancer with experience of conveyancing in Aspley Guise
We suspect that the owner is unaware of this ultimatum. If they desire ‘a quick sale', alienating a serious purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you are going to instruct your preferred Aspley Guise conveyancing firm - as opposed tothe ones that will give their estate agent a kickback or meet his conveyancing targets pre-set by corporate headquarters.
I’m about to sell my 2 bed flat in Aspley Guise. Conveyancing lawyers have not yet been instructed, but I have just had a yearly maintenance charge invoice – what should I do?
The sensible thing to do is clear the maintenance contribution as you normally would because all ground rent and service invoices should be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Aspley Guise Leasehold Conveyancing - Examples of Queries before Purchasing
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Make sure you find out if there are any onerous restrictions in the lease. For example some leases prohibit pets being allowed in certain buildings in Aspley Guise. If you like the propertyin Aspley Guise but your dog can’t live with you then you will be presented with a difficult determination. Please note that where the lease has fewer than 80 years it will have adverse implications on the value of the property. Check with your lender that they are content with remaining years on the lease. Leases with fewer than 80 years remaining means that you will probably have to extend the lease sooner rather than later and you need to have some idea of how much this would cost. For most Aspley Guiselease extensions you will need to own the residence for 24 months before you are entitled to extend the lease. Please inform me if there are any major works on the horizon that will likely increase the service fees?
How do I establish who owns a house in Aspley Guise?
As long as the property is recorded at the Land Registry, and you have enough details of the address of the premises, you should be able to view results from the HMLR of the registered proprietor for a fee.