My father pointed out to me me that in buying a property in Houghton Regis there may be a number of restrictions preventing external changes to the property. Is this right?
There are anumerous of properties in Houghton Regis which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Houghton Regis should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Completion of my remortgage has taken place for my property in Houghton Regis. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I was told two weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Houghton Regis is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Houghton Regis differ for newly converted properties?
Most buyers of new build residence in Houghton Regis approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Houghton Regis typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Houghton Regis or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Houghton Regis is the location of the property. Can you offer any opinion?
Flying freeholds in Houghton Regis are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Houghton Regis you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Houghton Regis may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Should I be concerned that 3rd parties that I am dealing with are suggesting a web based conveyancing firm as opposed to a High Street Houghton Regis conveyancing firm?
As is the case with many service providers, often referrals from connections can be extremely useful or valuable. Nevertheless there are many people with a keen interest in a conveyancing matter; estate agents, financial adviser and lenders may suggest solicitors to retain. On occasion these lawyers might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the recommendation. You are free to select your preferred conveyancer. You need to be aware that some banks specify a panel list of conveyancers you are obliged to use for the lender related work in your house move.
In my capacity as executor for the estate of my grandmother I am selling a residence in Cardiff but reside in Houghton Regis. My lawyer (based 200 kilometers awayrequires that I sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Houghton Regis who can attest this legal document for me?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are based in Houghton Regis
My solicitors in Houghton Regis have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the bank directly.