I am thinking of remortgaging my home in Luton, does my lawyer need to be on the TSB Solicitor panel?
In theory, you could use a solicitor that is not on the TSB conveyancing panel, but TSB would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I am purchasing a property and the lawyer has identified Chancel Repair to which the property could be liable given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly necessary for conveyancing in Luton
Unless a previous purchase of the premises took place post 12 October 2013 you may take it that lawyers conducting conveyancing in Luton to continue to advocate a chancel search and or chancel repair liability insurance.
I have a 4 bedroom Edwardian property in Luton. Conveyancing lawyer represented me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold under the exact same address. Is it worth asking Norwich and Peterborough Building Society to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Luton and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing lawyer who conducted the work.
Hoping to buy a property located in Luton and I am already nervous. I couldn't find anything specific about Luton. Conveyancing will be needed in due course but do you know about the Luton area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Luton. In the meantime here are some basic statistics that we found
My husband and I are first time buyers - agreed a price, but the agent informed us that the vendor will only go ahead if we use the agent's recommended solicitors as they need a ‘quick sale’. We would rather use a local solicitor accustomed to conveyancing in Luton
It is unlikely the sellers are driving this. If they require ‘a quick sale', alienating a serious purchaser is going to damage their objectives. Try to communicate with the owners directly and explain that (a)you are serious buyers (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Luton conveyancing firm - as opposed tothe ones that will provide their estate agent a referral fee or meet his conveyancing figures pre-set by corporate headquarters.
Developers have suggested I use a lawyer and I've obtained an estimate from them. It's almost £400 cheaper than my preferred Luton solicitor. Should I use them?
Housebuilders frequently have panels of solicitors who are quick and who know the seller’s contract and conveyancing practitioner. As many developers offer an inducement to choose their approved lawyer for this reason, any increased fees can be avoided and a developer will not recommend a conveyancing warehouse and run the risk of having the conveyancing delayed when they need an exchange within a tight deadline. A counter-argument for not opting for the suggested conveyancing practitioner is that they may prove reluctant to fight for your interests for fear of upsetting the housebuilder. If you worry that this may be the case you should stick with your local Luton property lawyer.