I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Luton. My lender is Chelsea Building Society
Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 7/10/2021, the requirements read as follows :
I can see plenty of here concerning conveyancing in Luton but can you isolate your top tip for finding the right conveyancer in Luton
Do not opt for the lowest Luton conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
We are planning to move house in December. Should my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you put forward a removal company in Luton. Conveyancing firm was found before I stumbled across this site.
On the day of completion you can pick up the house keys from your property agent but this should only happen after the sellers solicitors inform the agent that the monies to complete are in and the keys can be released. After that you can tell the removal company that you are ready to move in. We are not in a position to recommend a specific removal organisation but can assist you in locating a conveyancing in Luton or a solicitor that specialises in conveyancing in Luton.
The formalities of my purchase has taken place for my property in Luton. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I'm buying my first flat in Luton with a loan from Bank of Scotland. The builders would not move on the amount so I negotiated £7000 of additionals instead. The sale representative advised me not reveal to my solicitor about this deal as it will impact my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I'm remortgaging my current house to a BTL loan with The Royal Bank of Scotland and intend to use the remaining equity towards further property. The area we are looking at is Luton. Will your lawyers be able to act for both sets of lenders and tie in the transactions?
Make use of our comparison tool on this page to ensure that the solicitors are on the relevant lender panels. Having checked that they are the lawyer will be able to tie up the two conveyancing matters but you should talk with you lawyer and make apparent your expectations and needs.
I am 18 days into a freehold purchase having been recommend to conveyancers by the selling agent to handle our conveyancing in Luton. I am am very disappointed with the level of service. Can you help me find new lawyers?
They would need to be very bad in order to consider changing them. Has your mortgage offer been generated? If so you will need to advise them of the new contact details and have the offer are re-sent. Your new solicitor ideally should be on the banks approved list to avoid escalating costs and delays. That should be your starting point. The search tool can help you find a lender approved lawyer for your home move in Luton
I am employed by a busy estate agency in Luton where we have witnessed a few flat sales derailed due to leases having less than 80 years remaining. I have been given contradictory information from local Luton conveyancing solicitors. Please can you shed some light as to whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the registered owner of a split level flat in Luton, conveyancing was carried out in 2002. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Luton with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ceases on 21st October 2082
With only 61 years unexpired we estimate the price of your lease extension to be between £19,000 and £22,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.