My partner’s sister is a conveyancing practitioner. I hope that I will receive mate’s pricing for conveyancing, However if that does not come through, what kind of fees should I be paying for conveyancing in Luton?
It’s sensible to seek 3 or more like-for-like conveyancing quotes. Do use our comparison tool on this page. You will notice that estimates seem to be different but the service one can expect differ between conveyancers as is true with the vast majority of professional services.
It is is a decade since I purchased my home in Luton. Conveyancing solicitors have recently been instructed on the sale but I am unable to track down my title deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be kept by your lender or they could be in the possession of the lawyers who oversaw your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Luton involves registered property but in the rare situation where your property is not registered it is more problematic but is not insurmountable.
We are selling our flat in Luton. Does my lawyer need to be required to be on the HSBC conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the HSBC conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
What is the difference between a licensed conveyancer and conveyancing solicitor in Luton
There are many recorded licenced Conveyancers in Luton and Solicitor firms in Luton who provide Conveyancing services It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in the home buying process. They may both also deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
My uncle advised me that in purchasing a property in Luton there could be various restrictions preventing external alterations to the property. Is this right?
There are a number of properties in Luton which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Luton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Luton solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Luton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one close by in Luton I like with a park and railway links nearby, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Luton suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
I am purchasing a maisonette with all finances in place. I have provided lawyer with 2 separate forms of photographic ID, bank statement, endless utility bills. Now he needs a copy from a probate lawyer acknowledging that the funds are in place and that it has come from inheritance and not dealing E's in Ibiza.
In today’s world you will not be able to complete any Luton conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Evidence of your source of funds is required under Money Laundering laws.