Is the fact that my solicitor in Aston is not on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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. Where you are concerned you should simply call the Aston conveyancing firm and enquire why they are no longer on the approved list for your lender.
We were just about to exchange contracts for a leasehold flat in Aston. We have hit a snag. Our loan offer with Santander runs out on 8/9/2025 but the owners are suggesting a completion date of 10/9/2025. Is it possible to extend the loan offer?
The person best placed to address this concern is your solicitors who is in a position to assess if he or she is better off negotiating with the lender, seller’s conveyancers, property agents or conceivably all parties given the history of your transaction as of today.
I purchased a freehold residence in Aston but still charged rent, why is this and what is this?
It’s unusual 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 many centuries, 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 dispensed with completely.
I am looking for a flat up to £235,500 and found one close by in Aston I like with a park and railway links nearby, however it only has 52 remaining years left on the lease. There is not much else in Aston in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan the shortness of the lease will likely be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
As co-executor for the estate of my grandmother I am selling a property in Cardiff but reside in Aston. My solicitor (based 250 miles awayrequires that I sign a statutory declaration prior to completion. Can you recommend a conveyancing practitioner in Aston who can witness and place their company stamp on the document?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are Aston based
I've found a house that seems to be perfect, at a great figure which is making it more attractive. I have just been informed that the title is leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Aston. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?
Most houses in Aston are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Aston so you should seriously consider looking for a Aston conveyancing solicitor and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’spermission to conduct changes to the property. You may also be required to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your conveyancer should report to you on the legal implications.
Aston Conveyancing for Leasehold Flats - A selection of Queries before buying
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Is anyone aware of any major works in the near future that could increase the maintenance charges? Does this lease have in excess of 82 years unexpired?