I am progressing with the sale of my flat in Aspley Guise and the estate agent has just telephoned to say that the buyers are swapping conveyancer. The reason given is that the bank will only work with property lawyers on their conveyancing panel. Why would a major lender only engage with specific law firms rather the firm that they want to appoint for their conveyancing in Aspley Guise ?
Mortgage companies have always had panels of law firms that can act for them, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lenders blame a rise in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.
Would the conveyancing solicitors identified via your search tool conduct conveyancing in Aspley Guise by way of an attended exchange?
We do have a number of conveyancing experts carrying out 24hr exchanges. Do call us to receive a conveyancing quote and details as to availability.
After scouring consumer advice sites for a high-quality solicitor in Aspley Guise, many advise that I must instruct a CQS assured lawyer. Can you explain what CQS is?
Aspley Guise Conveyancing Quality Scheme solicitors have obtained certification by the law Society The Law Society introduced CQS to establish evidence of quality standards in the in the legal transfer of properties. CQS enables consumers to identify solicitor firms that provide a quality residential conveyancing. Aspley Guise is one of locations in England and Wales in which CQS have a presence. The scheme requires practices to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.
I completed on my house on 3 May and my personal details is not yet registered. Any reason for this? My conveyancing solicitor in Aspley Guise advises it should be registered in less than a month. Are properties in Aspley Guise particularly slow to register?
As far as conveyancing in Aspley Guise registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust subject to the party submitting the application, whether there are errors and whether the Land registry must send notices to any other parties. At present in the region of 80% of such applications are fully dealt with in less than three weeks but occasionally there can be longer delays. Historically registration is effected after the buyer has moved in to the property so 'speed' is not always an essential issue yet where it is urgent that the the registration takes place urgently then you or your lawyers could speak with the land registry and explain the circumstances.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Aspley Guise is where the house is located. What do you suggest?
Flying freeholds in Aspley Guise are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Aspley Guise you must be sure that your lawyer goes through the deeds very carefully. Your lender 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 premises.
I am looking into buying my first house which is in Aspley Guise and I am already nervous. I couldn't find anything specific about Aspley Guise. Conveyancing will be needed in due course but do you know about the Aspley Guise area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Aspley Guise. In the meantime here are some basic statistics that we found