How do I find the right solicitor who will supply a 1st class service for my conveyancing in Aston?

First ask the people you trust who they would recommend.

Option 2 is to use a search tool on the web for conveyancing in Aston. Ring two or three listed and request that they email you their conveyancing estimate and discuss your needs with the solicitor who will handle your conveyancing in advance ofcommitting.

Option 3 is to use this site to help you find the right lawyers for you based on your individual requirements including the type of property,timings, complications and who your intended mortgage company is. Don't take the bait of £100 conveyancing in Aston

My partner and I are acquiring our first house. The lawyer has contact usto ask if we want to order additional conveyancing searches. We are really unsure what's relevant for conveyancing in Aston

The extent of Aston conveyancing searches depends entirely on the property, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your overall approach to risk. What matters is that you properly appreciate what information each search could provide. You may then decide if you personally think you need that search. If unclear, ask the property lawyer to provide guidance.

At what point does exchange of contracts occur in purchase conveyancing in Aston and am I required to be at the lawyers office?

If you are local to one of the conveyancing solicitors in Aston you are invited in to sign documents. That being said, the lender approved solicitors we work with provide a countrywide conveyancing service and provide just as detailed and professional a job for you when communicating with you digitally. The executing of the contract is not the important part. A signed contract simply enables the solicitor to officially exchange at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Aston)to be in the office available at the end of the phone to exchange contracts.

I happen to be the sole recipient of my late grandmother’s estate and I have everything in my name alone, including the house in Aston. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership will be considered the same way as if I'd bought the house in January. Is the property unsalable for six months?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. many lenders would take a practical view as this provision is chiefly there to identify the purchase and immediately sell or the quick reselling of properties.

is it true that all Aston solicitor practices on the Virgin Money conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the Virgin Money approved list of solicitors they would need to be governed by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel and in that case the practice would be governed by the Council of Licensed Conveyancers.

I have instructed a Aston lawyer having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Aston surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great price which is making it more attractive. I have since been informed that it's a leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Aston. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Aston ?

The majority of houses in Aston are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Aston in which case you should be shopping around for a Aston conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your lawyer will report to you on the legal implications.

I purchased a studio flat in Aston, conveyancing having been completed 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Aston with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2093

With only 68 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.