Category: Conveyancing

Conveyancing is the legal process of transferring property ownership from one person to another whilst ensuring that the transaction remains lawful and properly documented. This ensures that the buyer acquires a valid title while the seller meets their legal obligations which allows the transaction to be completed safely and transparently. The process typically takes at least 8 weeks to be completed and involves a number of stages.

What is a conveyancing solicitor?

A conveyancing solicitor is a solicitor who specialises in helping clients with the legal side of buying or selling a property by guiding them through the entire transaction process. This solicitor will also understand other aspects of the law with can provide necessary help in the purchase or sale of a property. They could offer services such as talking a client through legal ramifications of findings from searches or surveys and alternatively, they may be able to help draw up a will or a deed of trust that is needed after a property sale or purchase. Conveyancing and legal verification include no difficulties when a conveyancing solicitor handles most of the property transactions in the purchase or sale of a home. As they have a client’s best interest in mind, they handle everything from requesting searches to writing up contracts.

Freehold or leasehold?

A solicitor studies the draft contract and documents to identify what needs to be in investigated further, however most importantly, a client and a conveyancing solicitor musty establish whether the property is freehold or leasehold.

The ownership of a freehold property means that an individual has the perpetual ownership of both the property and land which gives full control over a home and providing enough freedom that permission does not need to be sought from a landlord or a freeholder in order to make alterations. Despite this, changes must be subject to legal and planning regulations. Freehold ownership does not expire which provides long-term security for an individual.

A leasehold property gives an individual the legal right to live in a home for a set number of years under an official contract called a lease. Unlike freehold ownership, leasehold ownership is time-limited and when the lease expires, the property legally reverts to the freeholder unless the lease is extended or the freehold is purchased.

Elimination of risks with conveyancing solicitors

When buying or selling property, there are many unknown terms that can be found below the surface which is why a conveyancing solicitor can reduce the risks involved in conveyancing. For example, the purchase of a property could come with the obligation to pay for local church repair, known as Chancel Repair Liability, or even as far as an abandoned mine under property. With a solicitor performing the property searches, they will be able to identify issues such as local levels of flood risk or ground contamination. The information that emerges by way of the property search performed by the solicitor may give a client a stronger negotiation position or may even cause a client to rethink the purchase entirely.

Completion

Between exchange and completion, a client’s solicitor will send da final statement which will show how much money they will need to pay, including any mortgage they may have. This sum is required to be cleared into the solicitor’s bank account at least one day in advance and considering the fact that some bank transfers take several days to clear, it would be advised to complete this in good time.

After this a client now owns their home however a solicitor’s job isn’t quite done yet. They will now pay Stamp Duty on behalf of a client, from the funds that the client has already provided, and send their legal documents to the Land Registry to confirm them as the new owner of the property. The solicitor will also send a copy of the title deeds to their mortgage lender. The client should receive all legal documents back from the Land Registry within about three weeks. Although conveyancing can be a long and stressful journey, the help of a good solicitor can make the process a significantly easier.

If you require expert legal advice or support with any aspect of your matter, our experienced team of solicitors at Aston Bond are here to help. We are committed to providing clear, practical and tailored legal solutions to help you move forward with confidence. Contact our team today on 01753 486 777 or email info@astonbond.co.uk to discuss how we can assist you.

At Aston Bond, we are proud to be accredited under the Law Society’s Conveyancing Quality Scheme (CQS), a nationally recognised quality mark that reflects excellence in residential conveyancing.

CQS accreditation is awarded only to firms that demonstrate a high standard of technical expertise, client care, and a commitment to ongoing training and professional development. It recognises firms that follow best practice and maintain the highest levels of integrity in property transactions.

For our clients, this accreditation provides reassurance that they are working with a trusted and reliable legal team. Whether you are buying, selling, or remortgaging a property, choosing a CQS-accredited firm means choosing a firm that is committed to doing things the right way.

Our Residential Property team continues to uphold these standards, ensuring every client receives clear guidance, efficient service, and expert support throughout their transaction.

This achievement reflects our dedication to quality and reinforces our ongoing commitment to delivering exceptional legal services.

At the end of March 2026, an updated version of the Property Information Form (TA6) will become mandatory in residential conveyancing transactions under the Law Society’s Conveyancing Protocol.

These forms are completed by sellers at the start of a transaction and provide buyers with important information about the property, for example boundaries, disputes, notices, building works, guarantees, utilities and other matters that could affect a buyer’s decision to proceed.

Why have the forms been updated?

The updated forms have been introduced to improve the quality and clarity of information provided at the outset of a transaction. The aim is to reduce delays later in the process by ensuring that key details about a property are disclosed earlier.

By encouraging fuller and more transparent replies from the beginning, the changes are intended to help conveyancers, buyers and sellers deal with enquiries more efficiently and avoid issues arising later in the transaction.

What does this mean for sellers?

If you are planning to sell your property, you will be asked to complete the updated Property Information Form as part of the conveyancing process.

The form is detailed and requires careful consideration when completing it. It is important that the information provided is accurate, as buyers will rely on these replies when deciding whether to proceed with a purchase.

For this reason, we recommend that sellers start preparing this information as early as possible. Gathering documents such as planning permissions, building regulation approvals, guarantees and other property-related paperwork at an early stage can help avoid delays once a buyer is found.

Estate Agents

We would encourage estate agents to remind sellers that completing the Property Information Form early can significantly assist in keeping a transaction moving smoothly.

Where sellers instruct us at the point their property goes on the market, we can begin preparing the contract documentation and guide them through completing the forms. This often allows us to issue the contract pack quickly once a buyer is found, helping reduce avoidable delays in the conveyancing process.

How we can help

Our team has already been using the updated forms since they were first introduced, so we are well placed to guide sellers through the process.

If you are considering selling your property, we are happy to liaise with you at an early stage to begin preparing the necessary documentation and ensure you are ready to proceed as soon as a buyer is secured.

Halifax predicts that the market will drop in the near future due to pressure from rising borrowing costs and living expenses.

Halifax, a mortgage company, reports that the average price of a property increased to £281,974 in October, up 1.1% from September. This is a rise of nearly £3,000 and the first time prices have increased since March. Prices decreased 3.2% from October of last year, which was less than the 4.5% yearly reduction in September. There aren’t many houses for sale because prospective sellers seem to be being cautious, according to Halifax Mortgages director Kim Kinnaird. In contrast to buyer demand, which is still modest overall, this is probably what has bolstered prices in the short run.

“While many people will have seen their income grow through wage rises, higher interest rates and wider affordability pressures continue to be challenges for buyers” the speaker continued.

Jeremy Leaf, a north London estate agent and a former Rics residential chair, stated: “We are not getting carried away with the modest rise in prices shown here. Transactions remain subdued, so looking forward we don’t expect to see much improvement in the market until January or February of next year at the earliest.”

South-east England continues to have the highest average house price in the UK at £524,057, down 4.6% from the previous year, while England continues to see the steepest yearly reduction in house prices, down 6%. For the second time in a row, the Bank of England kept interest rates at 5.25% last week—the highest level since the 2008 financial crisis. In an effort to combat persistent inflationary pressures, it suggested that interest rates would likely remain high for an extended length of time and warned that the economy would be on the verge of recession in the upcoming year.

Mortgage rates have somewhat decreased as a result of the anticipated halt of Bank of England rate increases. According to Moneyfacts, the average five-year fixed residential mortgage rate decreased to 5.84% from 5.87%, while the average two-year fixed residential mortgage rate dropped to 6.26% from 6.29% on Monday.

However, Halifax predicts that overall home prices will continue to decline and will start to rise again in 2025.

“The current situation should be viewed within the framework of the longer-term trend in house prices, as prices are still, on average, approximately £40,000 above pre-pandemic levels,” Kinnaird stated. The market for first-time buyers has fared reasonably well as people look to avoid sudden spikes in rental prices. First-time buyer prices have decreased by 2.4% year over year, which is less than the 3.2% decline in market prices over the same period.

As a result of the slowing demand, fewer homes are being built by home builders, which in itself is supporting prices remaining steady or growing. According to a Tuesday statement, Persimmon constructed 37% fewer homes between July 1 and November 6.

It is aiming for a total of 9,500 this year, somewhat more than in August but significantly less than the roughly 15,000 it completed last year. Currently, it has constructed 1,439 residences. The builder acknowledged that, over the last five weeks, sales have increased, demonstrating a “strong pickup” since the beginning of October, but it issued a warning, stating that “market conditions will remain highly uncertain” through 2024.

Here at Aston Bond, we deal with both new build purchases, traditional sale and purchase transactions so if this is something that you need assistance with, please do not hesitate to contact our conveyancing team.

Your Trusted Partner in Ensuring a Smooth Transition to New Ownership

As a leading law firm with a dedicated conveyancing department, we take pride in guiding you through these post-completion matters, providing expert assistance to solidify your property’s legal status.

Why Post-Completion Matters Matter?

During property transactions, the moment of completion marks a significant milestone.

The post-completion phase involves a series of vital tasks that require high attention to detail. These tasks are designed to safeguard your interests as the new property owner and ensure compliance with legal obligations. From the transfer of funds to finalising property registrations, each step requires precision and expertise.

Neglecting these matters can lead to unexpected issues down the line, potentially affecting your property rights and disrupting your peace of mind.

• Transfer of Funds and Documents: The transfer of funds and exchange of legal documents are the cornerstones of finalising a property transaction. Our team ensures that every detail is meticulously coordinated, and funds are securely transferred between parties. You can rely on us to handle this process efficiently and transparently.

• Land Registry Registrations: Registering changes in property ownership with the Land Registry is a critical step to legally establish your ownership rights. Our experts take care of all necessary registrations promptly, minimising delays and potential complications.

• Settling Outstanding Charges: We conduct a thorough review of outstanding charges related to the property, such as utility bills and council taxes. Our team ensures that any pending charges are settled, protecting you from unforeseen financial liabilities.

• Mortgage Discharge: If you’ve taken out a mortgage to purchase the property, our conveyancing team liaises with your lender to ensure a timely discharge of the mortgage. This process is essential to release any claims against the property.

• Final Reports and Documentation: We provide you with comprehensive post-completion reports detailing all the steps we’ve taken on your behalf. This documentation ensures transparency and serves as a valuable record for your reference.

The Peace of Mind You Deserve

Navigating post-completion matters can be complex and overwhelming, especially when your excitement for your new property is at its peak.

With Aston Bond Law Firm by your side, you can rest assured that the transition to new ownership will be managed with the utmost care and professionalism.

Our commitment to excellence and attention to detail ensures that your property rights are protected, and you can enjoy your new property without any lingering concerns.

Contact us today to learn more about how our conveyancing department can assist you in post-completion matters. Your peace of mind is our priority.

Call us today on 01753 486 777 or email kconner@astonbond.co.uk

The CQS accreditation is designed to recognise law firms and practitioners who demonstrate a high level of expertise and excellence in residential conveyancing, which is the legal process of transferring ownership of property from one party to another.

To be CQS accredited means that a law firm or solicitor has met and maintained the stringent standards set by the Law Society in the area of residential conveyancing.

These standards cover various aspects of conveyancing practice, including client care, risk management, conveyancing procedures, and compliance with industry regulations.

To become CQS accredited, a law firm or solicitor must undergo a thorough assessment process that includes an application, submission of documentation, and evaluation by the Law Society.

This award also showcases that we meet and adhere to lender panel requirements.

Kulbir Conner our Residential property solicitor heads up the department says .

“ This accreditation shows that our firm has met stringent standards set by the Law Society, showcasing our proficiency in handling property transactions. We hope that this accreditation instils trust and confidence in our clients, assuring them that we work in a way that follows best practice “.

At Aston Bond, we pride ourselves in maintaining this accreditation which signifies long-term dedication to delivering exceptional conveyancing services to clients.

At Aston Bond we are often faced with many queries about our services and conveyancing in general. Therefore, we’ve pulled together our handy guide to break down the most frequently asked questions to set your mind at ease.

What is conveyancing?

Conveyancing is an area of the law (and process) relating to the legal transfer of property ownership.

How long will my process take?

How long depends on several factors, such as how many buyers and sellers are involved in the chain. We do our best to progress your transaction as quickly as possible.

What is the difference between exchange and completion?

Exchange of contracts normally takes place a week or two before completion. On exchange, you are legally agreeing to complete the sale or purchase on the specified date and at the specified price. Once exchange has happened you can prepare for your moving day.

Completion is the day when you will move into your new home or hand over the keys to the property you are selling.

What needs to be done before the exchange of contracts?

There is a long list of work to be done prior to exchanging contracts including;

• obtaining your mortgage offer
• ordering searches
• raising enquiries
• checking title
• liaising with your chain to discuss a date for completion.

What is a conveyancing chain?

A conveyancing chain is where there is more than one buyer and seller in the process of buying and selling a house. This means that the property completion is dependent on the other parties to the chain.

Can someone pull out?

Until contracts are exchanged, someone can pull out of a property sale or purchase. Once contracts have been exchanged, they are legally bound to complete the transaction.

What is an indemnity insurance?

If you are selling a property which has had building work carried out but you no longer have (or never had) building regulations certificates or a guarantee for the work, the buyer’s legal representative may find this problematic, delaying or even jeopardising your sale.

In this case, you or the buyer can take out indemnity insurance, which will cover the defect if the work has not been carried out satisfactorily.

What is a deed of transfer?

• The transfer deed (TR1) is a formal document which transfers the property from the vendor to the buyer.
• Before completion, the deed of transfer needs to be agreed by both parties and then signed by the seller, with an independent witness.
• You will probably be asked to sign and return this before exchange of contracts.

At Aston Bond, we have wide experience in all areas of selling and buying property.

If you would like to speak to one of our expert conveyancers, call us on :

01753 486 777 or email kconner@astonbond.co.uk

Buying a house is likely to be the biggest purchase that most of us will make in our lifetimes. If you’re a first-time buyer, the conveyancing process may seem confusing with many important things to consider. In this article, Kulbir Conner will give helpful tips for first-time buyers.

• Choose the right solicitor

When you’re buying your first home, it’s important you choose the right solicitor. A good conveyancer and their team will keep you updated regularly and can support you by answering questions about the process of buying a property.

• Uphold good communication with your agents

Ensure you are always kept in the loop with the seller, your estate agent, mortgage advisor and solicitor. When you have decided on a property, you want the process to be as smooth and hassle-free as possible. Additionally, keep up to date with your emails, including checking your junk, as conveyancers will often send over documents via email.

• Ensure you are fully satisfied with your final arrangements and negotiations.

For first-time home buyers, you may go into a contract not fully understanding what is in your best interest. Your conveyancer will be able to provide you with the best possible advice to ensure you get the best deal for the short and long term. If at any time you are not satisfied with your agreements, it is vital you speak with your conveyancer, and they will endeavour to resolve any issues before it is too late.

• Have your mortgage in place before you find your home

Knowing how much you have available to borrow and arranging a mortgage in principle means that once an offer has been accepted you can get on with the legalities. Applying for a mortgage can bring a whole host of problems, so arranging this in advance can really help. 

To speed up the process of applying for a mortgage, you should have proof of your identity, evidence of your address, and 6 months’ bank statements at the ready for your mortgage lender to check over.

• Prepare your finances

There are bound to be times during the move when you’ll feel like there are constant demands for your cash. Be prepared that there will be lots of fees to pay – so you’ll need to have money available.

Our residential property service is tailored to meet your individual needs and to pre-empt problems where possible through clear communication.  We understand the complex or tricky issues that are sometimes involved in residential property transactions, and we use a practical approach.

Buying a house can be stressful. But having a solicitor who can answer any queries can make it a lot easier.

For more information, please contact Kulbir Conner (Head of Conveyancing) on kconner@astonbond.co.uk or 01753 486 777

At Aston Bond we are often faced with many queries about our services and conveyancing in general. Therefore, we’ve pulled together our handy guide to break down the most frequently asked questions to set your mind at ease.

What is conveyancing?

Conveyancing is an area of the law (and process) relating to the legal transfer of property ownership.

How long will my process take?

How long depends on several factors, such as how many buyers and sellers are involved in the chain. We do our best to progress your transaction as quickly as possible.

What is the difference between exchange and completion?

Exchange of contracts normally takes place a week or two before completion. On exchange, you are legally agreeing to complete the sale or purchase on the specified date and at the specified price. Once exchange has happened you can prepare for your moving day.

Completion is the day when you will move into your new home or hand over the keys to the property you are selling.

What needs to be done before the exchange of contracts?

There is a long list of work to be done prior to exchanging contracts including;

• obtaining your mortgage offer
• ordering searches
• raising enquiries
• checking title
• liaising with your chain to discuss a date for completion.

What is a conveyancing chain?

A conveyancing chain is where there is more than one buyer and seller in the process of buying and selling a house. This means that the property completion is dependent on the other parties to the chain.

Can someone pull out?

Until contracts are exchanged, someone can pull out of a property sale or purchase. Once contracts have been exchanged, they are legally bound to complete the transaction.

What is an indemnity insurance?

If you are selling a property which has had building work carried out but you no longer have (or never had) building regulations certificates or a guarantee for the work, the buyer’s legal representative may find this problematic, delaying or even jeopardising your sale.

In this case, you or the buyer can take out indemnity insurance, which will cover the defect if the work has not been carried out satisfactorily.

What is a deed of transfer?

• The transfer deed (TR1) is a formal document which transfers the property from the vendor to the buyer.
• Before completion, the deed of transfer needs to be agreed by both parties and then signed by the seller, with an independent witness.
• You will probably be asked to sign and return this before exchange of contracts.

At Aston Bond, we have wide experience in all areas of selling and buying property.

If you would like to speak to one of our expert conveyancers, call us on :

01753 486 777 or email info@astonbond.co.uk

What is a flying freehold?

A flying freehold is a freehold property that overlaps another either above or below it. You can find them across the UK, usually in older properties, since most freehold boundaries are divided vertically.

What are some examples of flying freehold?

• Balconies that extend over someone else’s land
• Properties supported by other properties because they are built on a steep hill
• Upper – level bedrooms extending over a shared archway

Is a flying freehold a problem?

Issues generally arise when a flying freehold property requires repair and there is a need for access to the adjoining property which is not contained in the title deeds.

Do I need a flying freehold indemnity insurance?

Flying freehold indemnity insurance will provide cover for the inability to force your neighbour to repair for the support and protection of your property. This includes where the adjoining premises are uninsured or inadequately insured. In many cases, this type of insurance policy is recognised as providing adequate cover for a mortgage lender’s interest. Thus, they are more likely to grant a mortgage on a flying freehold when indemnity insurance has been put in place. 

Can I get a mortgage on a flying freehold?

Yes. It is possible for you to get a mortgage on a flying freehold. However mortgage lenders view flying freeholds differently. While some may rule out lending on a flying freehold entirely, others may lend so long as there is a suitable indemnity insurance policy.

For more information feel free to contact our residential property solicitor Kulbir Conner who will be able to help you through the process.

Kconner@astonbond.co.uk or 01753 486777