My IFA has asked me for my Luton law firm’s panel reference for the Santander conveyancing panel. Can you suggest how I obtain this. I have contacted my local Luton branch but they have not responded to me.
The sensible thing to do is ask for this information from your Luton lawyer . They maintain a central record lender panel numbers.
Please help. My Luton solicitor is advising me that he has toapply for Luton conveyancing searches resulting from the fact thatthe firm are on the Lloydssolicitor panel. Is my conveyancer correct?
You have limited options available to you. As you are taking a home loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Luton conveyancing searches.
We are selling our apartment in Luton. Will the lawyer have to be required to be on the Bank of Ireland conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.
About to purchase a new build flat 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 conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Luton
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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Over the last few months I have been searching for a flat up to £235,500 and identified one round the corner in Luton I like with amenity areas and transport links in the vicinity, however it only has 61 years unexpired on the lease. There is not much else in Luton for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage that many years may be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
A licensed conveyancer dealt with my conveyancing in Luton half a dozen years ago and was holding my deeds but has since been shut down – What can I do to get hold of them?
Deeds, as such, are no longer appropriate for the majority of homes in Luton are registered electronically at Land Registry. Should you need to prove ownership or are disposing of or re-mortgaging your conveyancer can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to firstname.lastname@example.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.