The owners of the home we are purchasing are using a conveyancing firm in Luton who has suggested a lock out agreement with a payment 6,000. Are such arrangements generally advanced for Luton conveyancing transactions?
This type of arrangement isn't common in Luton, conveyancers are not keen on them as they divert attention from the primary focus, namely conveyancing and if you end up losing your deposit then the lawyer is left exposed. In addition, there is no certainty that just because the proprietor has executed an exclusivity agreement they will sell to you. They may be in contravention of the agreement if they receive a large enough incentive to do so because a wronged party with the benefit of a lockout agreement will still be obliged show losses as a consequence of the breach and this may not compare to the extra amount that your seller may gain by reneging on the contract, however morally shameful it undoubtedly is.
Are all Luton Conveyancing Quality Solicitors on the Aldermore conveyancing panel?
Some major lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
Does a directory service exist listing Virgin Money panel solicitors in Luton on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few lenders make their panel listings viewable on the web. Where you are seeking to appoint a Luton solicitor on the Virgin Money please make the most of our facility.
Can I be sure that the Luton conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Luton obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your transaction.
A friend suggested that where I am buying in Luton I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Luton conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Luton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Luton Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Luton Education with maps and statistics, Local Amenities and other useful data regarding Luton.
Are there restrictive covenants that are commonly identified during conveyancing in Luton?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Luton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Luton is where the house is located. Is there any guidance you can give?
Flying freeholds in Luton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Luton you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Luton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Am I best advised to choose a Luton conveyancing lawyer based in the vicinity that I am hoping to buy? I have an old university friend who can execute the legal work but his firm is located approximately 350miles drive away.
The primary upside of using a high street Luton conveyancing practice is that you can attend the office to sign paperwork, hand in your identification documents and pester them if necessary. They will also have local knowledge which is a bonus. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and in the main were content that must surpass using an unknown Luton conveyancing solicitor just because they are based in the area.