Can I use your services to locate a Conveyancing solicitor in Luton even where I’m not purchasing or selling a house, for example where I want to buy a shop in Luton with a mortgage from Clydesdale?
Our comparison service is primarily utilised to help choose residential conveyancing solicitors in Luton but we have recorded towards the end of this page a selection of Luton commercial conveyancing firms. You should enquire with the solicitors directly to check if they can also act for Clydesdale
We have agreed to purchase a house in Luton. A rare aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Nottingham your lawyer must comply with the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook contains minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Nottingham where a lease does not meet these provisions. The conditions relate to the installation of panels on properties nationwide and is not limited to Luton.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Luton building society branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Luton conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they would not lend based on their published requirements. Who do I believe?
Provided that the lawyer is on the lender approved list, she or he must follow the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
About to purchase maisonette in Luton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Luton conveyancer is on the Virgin Money conveyancing panel.
What does a local search tell me regarding the property we're purchasing in Luton?
Luton conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations such as Onsearch The local search plays a central role in many a Luton conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
About to purchase a new build apartment in Luton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Luton
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
Due to the guidance of my in-laws I had a survey completed on a property in Luton prior to retaining lawyers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies may refuse to issue a mortgage on this type of premises.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Luton. Conveyancing will be smoother if you use a solicitor in Luton especially if they regularly deal with such properties in Luton.
I only have 68 years remaining on my flat in Luton. I am keen to get lease extension but my landlord is can not be found. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to locate the lessor. On the whole an enquiry agent may be useful to try and locate and to produce a report which can be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court covering Luton.
I bought a studio flat in Luton, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Equivalent properties in Luton with a long lease are worth £185,000. The ground rent is £65 yearly. The lease comes to an end on 21st October 2086
With just 61 years remaining on your lease we estimate the price of your lease extension to span between £18,100 and £20,800 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.