My fiance and I are hoping to purchase a flat in Aston Clinton and are in fact using a Aston Clinton conveyancing firm. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Barnsley Building Society have this morning contacted us to advise us that there is now an issue as our Aston Clinton solicitor is not on their conveyancing panel. Is this a problem?
If you are buying a property needing a mortgage it is conventional for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Aston Clinton lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
My wife and I are soon to complete buying a house in Aston Clinton but as a result of damage from a small fire at the property I have was able negotiate recompense from the owner in the sum of £3k in the form of a deduction in the price. I had intended this to be dealt with as part of amending the contract however Skipton will not permit this. Should they have been notified?
The solicitor that is on a Skipton conveyancing panel is obliged to advise Skipton of any amendments to the sale price. If you prohibit your conveyancer to report the reduction to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new conveyancer for your conveyancing in Aston Clinton.
Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial property in Aston Clinton?
Many commercial conveyancing solicitors in Aston Clinton will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Aston Clinton. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Aston Clinton.
For each commercial conveyancing transaction in Aston Clinton it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Aston Clinton commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Aston Clinton.
It has been three months since my purchase conveyancing in Aston Clinton concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking for a flat up to £195,000 and identified one near me in Aston Clinton I like with amenity areas and station in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in Aston Clinton in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a home loan that many years may be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
Should one as executor remove a deceased person's details from the title register for a property in Aston Clinton?
If a Aston Clinton property is jointly owned and one of the owners passes away, their name will not automatically be removed from the Land Registry title. You are not required to amend the title as when it comes to a sale your lawyer would just be asked to evidence why the co proprietor is not a party to the contract, such as a grant of probate.
With a view to making things smoother in the future you can apply to have the deceased name erased from the title entries by submitting an application to HMLR with evidence of the death. There is no charge from the Registry for this service.