Category: Property

Towards the end of 2025, we were instructed by international clients purchasing a newly built penthouse apartment in Ascot. The transaction presented an immediate challenge, to exchange and complete within just three weeks.

High-value transactions with compressed timescales demand careful coordination. Alongside progressing the legal work at pace, it was essential to ensure that all regulatory and compliance requirements were fully satisfied.

As our clients were based outside the UK, we utilised our remote onboarding systems to complete identity verification and client due diligence efficiently and securely. This allowed instructions to proceed without delay.

A key factor in meeting the deadline was collaboration. Working closely with our trusted search provider, we were able to obtain expedited property searches, enabling early identification of any issues that might otherwise have delayed the transaction.

Our team then undertook a detailed review of the title documentation, lease arrangements, new-build paperwork and developer information pack. Clear and concise reporting was provided to the clients, ensuring they understood both the legal position and any practical considerations before committing to exchange.

Given that the purchase constituted an additional property for non-UK resident buyers, particular attention was required in relation to Stamp Duty Land Tax (SDLT). We carefully assessed the information and ensured the SDLT return was submitted accurately and within the required timeframe.

Through proactive communication and close coordination with all parties involved, we successfully achieved a simultaneous exchange and completion.  

At the start of February, we were saddened to hear the news concerning PM Law, which had a direct impact on the local firm Proddow Mackay and, most importantly, their clients.

In the days that followed, we were inundated with calls from estate agents and home movers seeking guidance and assistance. Whilst we were not in a position to provide answers regarding the circumstances, we felt a clear responsibility to support the local community. We immediately onboarded several conveyancing clients whose transactions had been left in uncertainty, some of which were on the verge of exchange.

Moving home is one of life’s most significant milestones. It is also, understandably, one of the most stressful. We could only imagine how unsettling it must have been for those clients to find their transactions abruptly disrupted.

We are pleased to confirm that this week we achieved exchange on the first of those matters. The transaction involved a family relocating to Bournemouth and the chain had intended to exchange on the very day PM Law ceased trading, so time was very much of the essence.

Upon receiving the draft contract pack on 3 February 2026, we worked swiftly to bring the matter back up to speed. Through our established professional contacts, we were able to obtain the necessary searches and documentation without delay. Although a new mortgage offer was required, which inevitably introduced a short delay, we were able to navigate this efficiently and successfully achieved exchange on 13 February 2026.

This transaction is a strong example of how proactive case management, clear communication and practical problem-solving can restore momentum to even the most disrupted matters.

At Aston Bond, we pride ourselves not only on delivering a high-quality service, but on recognising that every transaction presents its own unique challenges. Our approach is always tailored to the individual needs and circumstances of each client.

Finally, we extend our support to all those affected by the events at PM Law, both clients and staff.

If your transaction has been impacted and you require assistance, please do not hesitate to contact us.

T: 01753 486 777 or E: info@astonbond.co.uk

The festive season has officially arrived at Aston Bond and no one is feeling the Christmas spirit more than our Residential Property Solicitor, Chris.

Every December, our offices fill with warm wishes, kind messages and, without fail, a remarkable amount of chocolate. But this year, Chris seems to have become the undisputed champion of client appreciation.

From luxury truffles to oversized hampers and every treat in between, his desk has slowly transformed into what can only be described as a well-stocked confectionery counter.

It’s clear our clients and agents are feeling extra thankful this year and we can’t blame them. Chris’s dedication, friendly approach, and consistent hard work make the home-buying and selling process smoother and less stressful for everyone involved. His ability to navigate complex transactions with calm professionalism has earned him not only trust and appreciation… but apparently enough chocolate to keep the entire office energised until March.

From Chris , and all of us here at Aston Bond we wish you a warm, chocolate filled Christmas and a wonderful New Year.

When people think about property, they often imagine bricks, mortar, and maybe a leaky tap. But in law, the way we treat residential property and commercial property could not be more different. The distinction isn’t just academic — it has real-world consequences for owners, tenants, and investors.

Think of it like this:

• Residential: where you live, argue about WiFi speed, and convince yourself that assembling flat-pack furniture counts as DIY.
• Commercial: where you work, debate who broke the coffee machine, and nod along when someone mentions “service charges.”

Both matter — but in different ways. Let’s break it down.

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What Counts as Residential Property?

Residential property is designed for people to live in. Think houses, flats, apartments, or even shared accommodation. The legal system recognises that everyone needs a place to call home, which is why residential tenants are heavily protected by law.

Key points include:

• Standardised leases: Residential tenancy agreements are usually straightforward and governed by strict regulations.
• Tenant protections: Landlords must ensure properties are habitable, safe, and properly maintained.
• Evictions: These follow formal legal processes, and landlords cannot simply change the locks.

In short: residential law focuses on fairness and security for individuals and families.

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What Counts as Commercial Property?

Commercial property is intended for business use. Offices, retail shops, warehouses, and restaurants all fall into this category. The law treats these differently because businesses are generally considered more sophisticated than individual tenants.

Key differences include:

• Complex leases: Commercial leases are negotiable and often tailored to each business. They may cover rent reviews, repair obligations, insurance, and service charges.
• Fewer statutory protections: Tenants are expected to negotiate terms carefully and seek legal advice.
• Higher stakes: Commercial properties often involve longer leases, higher rents, and significant investment.

In short: commercial law emphasises freedom of contract and detailed negotiation.

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Why the Difference Matters

It’s not just terminology — the type of property determines everything from the way leases are written to the rights and obligations of landlords and tenants.

• Residential = more regulation, more protections, and a focus on housing needs.
• Commercial = more complexity, more flexibility, and a focus on business arrangements.

If you confuse the two, you may end up with the wrong type of agreement — and a costly legal headache.

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How We Can Help

Whether you’re:

• Buying your first home,
• Letting out a flat,
• Negotiating an office lease, or
• Investing in a retail space…

…we can guide you through the process. Our team ensures you understand your rights, obligations, and the small print — before you sign anything.

Just one thing: we can’t fix your WiFi or repair the office coffee machine. But when it comes to property law, we’ve got you covered.

Japanese knotweed (Fallopian japonica) is an invasive plant species that has garnered attention for it’s destructive growth and potential impact on properties. The plant’s rapid growth can lead to structural damage, disrupt ecosystems, and even affect property values.

If you’re a property buyer or seller, understanding the implications of Japanese knotweed is essential to ensure informed decisions and protect the value of your investment.

For property buyers, the presence of Japanese knotweed on or near a property should be a red flag. Here’s what you need to know:

• Structural Damage: Japanese knotweed has an extensive root system that can infiltrate foundations, walls, and drainage systems. Over time, this can lead to costly structural damage, potentially decreasing the value of the property.

• Legal and Lending Concerns: Many lending institutions and insurers are cautious when dealing with properties affected by Japanese knotweed. Some may require evidence of an ongoing treatment plan or even refuse to provide financing altogether, making it crucial to address the issue proactively.

• Resale Challenges: If you decide to sell the property in the future, the presence of Japanese knotweed could deter potential buyers or lead to negotiations that impact the sale price.

Property sellers should also be aware of the implications of Japanese knotweed:

• Disclosure Obligations: Sellers are legally obligated to disclose the presence of Japanese knotweed to potential buyers. Failing to do so could lead to legal disputes.

• Property Value: The presence of Japanese knotweed can lead to a decrease in property value. Sellers may need to invest in professional treatment and removal services to mitigate the impact and maximize the sale price.

Both buyers and sellers can take proactive steps to address Japanese knotweed:

• Professional Assessment: Before purchasing or selling a property, consider hiring a qualified professional to conduct a thorough assessment for the presence of Japanese knotweed. Early detection and action can prevent further spread.

• Treatment Plans: If Japanese knotweed is identified, develop a comprehensive treatment plan with a specialist. Regular monitoring and treatment are essential to control its growth.

Whether you’re looking to buy or sell a property, understanding the implications of Japanese knotweed and taking proactive steps to address it will help protect your investment and ensure a smoother transaction process. For any property-related queries contact our Residential Property solicitor Kulbir Conner on kconner@astonbond.co.uk.

Buying a home can be a stressful and time-consuming process.

In order to help you further understand the process and the problems that can be encountered throughout, we’ve put together this list of the top reasons for delays in the conveyancing process, along with advice on how to avoid them where possible.

Delays in the Conveyancing Process

The conveyancing process can be held up by many things, and it’s important to note that often these are out of the control of your conveyancer.

Typically, delays in the conveyancing process are caused further down the property chain, usually when waiting for information from other parties involved in the transaction.

• Searches – whilst conveyancers are responsible for numerous searches, they have to coordinate many of these with the relevant local search providers. How quickly the search providers are able to respond can vary dramatically and is outside of your conveyancer’s control.

• Chains – in most cases, buying and selling property is linked to further sales. One transaction is dependent on the other. If one part of the chain runs into complications, this impacts everyone, and delays are incurred throughout the entire chain.

• Property information – planning consent, building management papers, leasehold details, and title deeds are just some of the documents that can be needed before ownership is able to be transferred. The process of obtaining them can all take time.

• Your seller- If your seller has a major change in their circumstances, it could significantly delay your purchase or cause it to fall through entirely. Common reasons for delays and collapses include the seller changing their mind, the seller’s new property falling through, or the seller falling ill, losing their job, or splitting up with a partner.

• Land registry- When you buy a home, the change of ownership must be registered on the Land Registry. This isn’t usually anything to worry about, as you’ll already have secured the property.

• The survey-  Getting a house survey is a vital part of the home buying process. In some cases, however, a poor survey report can result in buyers revising their offers downwards or even pulling out of the purchase entirely. If your survey does unveil serious issues, take your time and listen to expert advice before going through with the purchase.

At Aston Bond, we have won several awards for our services and consistently receive excellent feedback from our clients.

To find out more about our conveyancing services, call us now on 01753 486777 or email Kulbir Conner our Residential property solicitor on kconner@astonbond.co.uk .

Your mortgage is a big commitment. There are many different reasons why you might need to remortgage your home. It may be to free up equity for an extension or to settle a second charge on the property. It could even be to simply secure a better mortgage interest rate.

What do solicitors do when remortgaging?

ID checks – Firstly, your solicitor will need to prove who you are using your proof of ID. Our solicitors do this using 1 form of photo ID and 2 forms to prove your address.

You solicitor will then request a copy of your title deeds to confirm if:

• There are any charges or restrictions on the title that need satisfying
• You are the legal owner of the property

Leasehold checks – A solicitor will check the lease terms and the remaining time left on the lease comply with the new lender’s requirements.

Property searches – your new lender may request searches are carried out before they are prepared to lend on a property.

Valuation – your new lender will value your property and issue a formal mortgage offer to you and your solicitor.

Completion – On the day your solicitor receives the mortgage funds from the new lender, they will then pay off your old mortgage and any fees and send any remaining money to you.

Registering changes with Land Registry – Once your old lender has confirmed they’ve received the money and discharged their mortgage your solicitor will inform the Land Registry that a remortgage has taken place and update the legal title for your home by registering the new mortgage.

Can I remortgage if I have negative equity?

Being in negative equity due to falling property prices means that the property you own is worth less than the amount that is left on your mortgage.

If you suspect your mortgage is in negative equity, the first thing you need to do is arrange for a formal valuation. Then, you will need to compare how much your house is worth with your outstanding mortgage balance to determine the extent of the problem.

How long does it normally take to remortgage?

It’s impossible to say exactly how long it will take to finalise your new deal, as the transaction will depend on how quickly you can provide the required paperwork and how long it takes for your solicitor to complete the application. However, remortgaging is often much easier than applying for an entirely new mortgage.

Our team of expert conveyancers are on hand to help and assist you in the right direction wherever you are based! For more information please contact 01753 486777 or email Kulbir Conner (head of conveyancing) on  kconner@astonbond.co.uk .

What are conveyancing property searches?

Before you become committed to buying a property, you need to know the important details about it as it is potentially the biggest investment you make.

Searches are crucial in underlining any possible and unseen risks that can affect the future value of your investment and enjoyment of your property in years to come.

Do I have to complete searches?

They are not always compulsory – however without searches you could end up with a property which:

• Has a debt / local land charge attached to it which you will take over if you continue to buy the property without having the debt rectified before your purchase

• Regularly floods, meaning insurance is difficult, if not impossible, to secure

• Ends up with a sudden hole in the back garden due to a mineshaft collapsing

• Sits on a land which was previously used for industrial purposes and may be contaminated with solvents or gases that could cause harm or pollute surrounding water

What searches does my property need?

Ultimately, this depends on the location of the property you’re buying.

Your Property Lawyer will advise you on what searches are required for your property depending on the specific location.

What are the main searches carried out?

1. Environmental searches

This search highlights:

• Flooding issues
• Landslide issues
• Subsidence issues
• Contaminated land issues

2. Water and drainage searches

This search highlights :

• If the property is connected to a public water supply
• The location of the public sewer
• Who owns and maintains the sewers, drains & piping
• Whether the water supply is metered or rateable
• Any charges related to the water supply that may be outstanding

3. Local authority searches

This search highlights:

• Planning and Building Regulation issues
• Rights of Way
• Whether the local authority maintains your road
• Pollution issues
• Common Land and village greens

How long is my local authority search valid for?

Local authority searches are valid for 6 months. So if a search was ordered in January, completion would be required by the end of June or another search would have to be ordered (dependant on your Lender’s requirements).

What are title searches?

This search will tell you:

• Who previously owned the property
• What charges or debts are registered against the property
• What price they paid for it

The title plan map shows :

• The location of the property
• The general boundaries of the property

Is this search optional?

No. This is an essential search to prove that the seller is the legal owner of the property and has the right to sell it to you.

At Aston Bond, we believe searches play a vital role in helping you understand the risks attached to the property your purchasing. For more information, contact our team of specialist conveyancing solicitors headed by Kulbir Conner on kconner@astonbond.co.uk or 01753 486777

A property transaction might be one of the most important financial transactions you will ever make.

It can be a stressful and anxious time. There are a lot of things to think about – mortgages, leases, how you’re going to own the property and what shares, searches, and stamp duty.  That is on top of the stress of potentially selling your current home and arranging for packing and removals!

This is where working with a highly experienced conveyancing team, who can provide you with all the support you need, really makes a difference.

It’s worth taking the time to choose carefully because a good conveyancing solicitor will:

• Speed up your transaction.
• Make sure the process is as stress-free as possible.
• On the panel of many lenders

At Aston Bond our team offer more than just the simple completion of the legal formalities. We like our clients to feel that they always know what the next steps in the process are, so we’ll keep you advised of the progress of your transaction along the way.

For more information, please contact 01753 486 777 and we’ll direct you to our property team!