Recently contacted my conveyancing solicitor in Luton who completed the legal work 18 months ago requesting a conveyancing quote based on an identical type of house sale & purchase (a leasehold property and a freehold property) of similar values with a loan from HSBC Bank. I am now being charged double. Am I right to be tempted to shop around for an alternative firm of conveyancing solicitor?
The quote is slightly on the expensive side. If you you were to look around you could shave off some of the cost by perhaps £125. That being said, assuming were happy with the conveyancing the firm provided you mightlive to regret choosing an a cheaper lawyer. Remember to enquire that the solicitor can represent HSBC Bank. You can make use of our search tool to find a Luton conveyancing firm on the HSBC Bank conveyancing panel, which can often include conveyancing solicitors in Luton.
When does exchange of contracts occur in domestic conveyancing in Luton and do I need to attend the conveyancers branch?
If you are near to our conveyancing solicitors in Luton you are welcome to come in to sign contracts. However, the law practices we recommend offer a countrywide conveyancing service and give just as detailed and professional a job for you when dealing with you electronically. The signing of the property agreement is not the important part. Signing on the dotted line is necessary for the firm to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Luton)to be in the office at the appropriate time.
What is the difference between a licensed conveyancer and conveyancing solicitor in Luton
There are many registered licenced Conveyancers in Luton and Solicitor firms in Luton offering conveyancing It is important to make clear that both are regulated professionals specialising in the legal aspects of transferring property. They may both also deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am buying a property in Luton. A rare aspect is that the roof has a solar panel. Yorkshire BS 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 Yorkshire BS your lawyer must comply with the formal requirements set out in Section two of UK Finance Lenders’ Handbook for Yorkshire BS. The CML Handbook includes minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Yorkshire BS where a lease does not satisfy these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Luton.
I have paid off my mortgage with RBS. I assume I don't need a Luton solicitor on the RBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
What will a local search tell me about the property I am buying in Luton?
Luton conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Onsearch The local search plays a central part in many a Luton conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search should provide information on, amongst other things, details on planning applications relevant 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 thirteen topic areas.
I am purchasing a new build house in Luton with a loan from Norwich and Peterborough Building Society. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not inform my lawyer about this side-deal as it may impact my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one round the corner in Luton I like with amenity areas and railway links in the vicinity, however it only has 49 years on the lease. There is not much else in Luton suitable, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage the shortness of the lease may be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.