It is a dozen years since I purchased my property in Luton. Conveyancing solicitors have just been instructed on the sale but I can't locate the title documents. Is this a major issue?
Don’t worry too much. First there is a possibility that the deeds will be retained by your mortgage company or they could be in the possession of the solicitor who oversaw your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Luton involves registered property but in the unlikely event that your property is not registered it is more problematic but is not insurmountable.
I require quick conveyancing in Luton as I am faced with pressure to exchange contracts in less than one month. Fortunately I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?
As you are not taking a mortgage you are at liberty not to do searches although no law firm would recommend that you don't. With plenty of history conveyancing in Luton the following are instances of what can arise and therefore impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...
I used Stirling Law several years past for my conveyancing in Luton. I now require my papers however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Luton of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I need to find a conveyancing solicitor for my conveyancing in Luton. I have land on a site which seems to have the perfect offering If there is a chance to get all this stuff completed via phone that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Last November I purchased a leasehold house in Luton. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a garden flat in Luton, conveyancing having been completed in 2008. How much will my lease extension cost? Similar flats in Luton with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2093
With only 69 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
The conveyancers carrying out our conveyancing in Luton has sent papers to review that indicate that the land is unregistered with epitome documents. Surely all houses in Luton are registered?
It is rare for property in Luton not to be registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Luton conveyancing practitioners will be familiar with this type of conveyancing but where uncertainty reigns the standard recommendation these days is for the current owners to undertake the registration formalities first and then sell - this will have a domino effect to cause a protracted transaction.