Is the fact that my conveyancer in Astley is not listed on my bank's solicitor panel that there is a problem with the standard of her 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 that over three quarters 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. Where you are concerned you should contact the Astley conveyancing firm and ask them why they are no longer on the approved list for your bank.

Please help. My Astley solicitor is informing me me that he is legally obliged toorder Astley conveyancing searches resulting from the fact thatthe firm are on the Lloydssolicitor panel. Is my solicitor right?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Astley conveyancing searches.

I am the registered owner of a freehold property in Astley yet charged rent, why is this and what is this?

It’s unusual for properties in Astley and has limited impact for conveyancing in Astley 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 have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

Do you have any top tips for leasehold conveyancing in Astley with the aim of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Astley can be bypassed where you get in touch lawyers as soon as your agents start marketing the property and ask them to collate the leasehold documentation needed by the buyers’ solicitors.
If there is a history of conflict with your freeholder or managing agents it is essential that these are settled prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to reveal the dispute as over rather than unresolved. You may think that you are aware of the number of years left on your lease but it would be advisable verify this by asking your lawyers. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the lease term is below 80 years. In the circumstances it is essential at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you are supposed to have a share in the Management Company, you should ensure that you hold the original share certificate. Obtaining a re-issued share certificate can be a time consuming formality and delays many a Astley conveyancing transaction. If a duplicate share certificate is necessary, you should approach the company director and secretary or managing agents (where applicable) for this as soon as possible. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Astley state that internal structural alterations or laying down wooden flooring necessitate a licence from the Landlord approving such alterations. If you dont have the consents in place you should not communicate with the landlord without checking with your conveyancer in the first instance.

Astley Leasehold Conveyancing - Examples of Questions you should ask before Purchasing

The best form of lease structure is a share of the freehold. In this scenario the tenants have being in charge if their destiny and notwithstanding that a managing agent is usually employed if the building is larger than a house conversion, the managing agent is directed by the tenants. Can you inform me if there are any major works anticipated that could add a premium to the maintenance charges?

Should I stop my mortgage payments with Bank of Ireland once a completion date for my home sale in Astley has been set?

No, you must maintain paying any mortgage sums to Bank of Ireland until the mortgage is paid off from the proceeds of sale as part of your Astley conveyancing.