My fiance and I intend to purchase a newly converted apartment in Aspley Guise with a mortgage from .We have a Aspley Guise conveyancing lawyer but informed us she’s not on their approved list of member firms. We have to appoint a panel lawyer or keep our high street solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that use our lawyer?

No, not really. The loan issued to you is subject to its terms and conditions, one of which will be that lawyers will be on the solicitor panel. in the past, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for

I am the single recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Aspley Guise. The Aspley Guise property was put into my name in . I plan to dispose of the house. I understand that there is a CML 6 month 'rule', meaning my property ownership may be considered the same way as if I'd bought the property in . Will no one buy the property for half a year?

The CML handbook obliges 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 mortgage companies would take a sensible view as this clause chiefly exists to identify the purchase and immediately sell or the flipping of properties.

is it true that all Aspley Guise solicitor practices on the conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be governed by the CLC.

I am selling my house. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, are being difficult. The Aspley Guise solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I used Wolstenholmes a few years ago for my conveyancing in Aspley Guise. I now require my papers however the law firm has closed. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Aspley Guise of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

About to purchase a new build flat in Aspley Guise. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Aspley Guise

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.

Whilst your website is a good idea there are many lawyers listed near Aspley Guise being on the lender conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our lender?

We are not in the business of recommending one firm above another as the right Aspley Guise conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Aspley Guise knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..