My husband and I are purchasing a 1 bedroom apartment in Houghton Regis with a mortgage. We have a Houghton Regis lawyer, however the mortgage company advise she’s not on their "panel". We have to appoint one of the lender panel firms or continue with our Houghton Regis solicitor and pay for one of their panel lawyers to act for them. We regard this is unjust; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Houghton Regis conveyancing lawyer to apply to be on the conveyancing panel.
Finally the sale completed on my house in Houghton Regis last April yet the purchaser is Skype messaging daily complaining that her conveyancer needs to hear from mine. What are the post completion sale legalities now that I have sold?
Post completion of your sale your conveyancer should send the transfer deeds and all additional paperwork to the purchaser's solicitors. Where relevant, your lawyer should also evidence that the home loan has been discharged to the buyers conveyancers. There are no post completion procedures peculiar conveyancing in Houghton Regis.
How does conveyancing in Houghton Regis differ for new build properties?
Most buyers of new build or newly converted property in Houghton Regis approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in Houghton Regis typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Houghton Regis or who has acted in the same development.
I am looking for a leasehold apartment up to £195,000 and found one near me in Houghton Regis I like with amenity areas and railway links nearby, however it's only got 49 years unexpired on the lease. There is not much else in Houghton Regis suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan the remaining unexpired lease term may be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
I'm remortgaging my primary house to a buy to let mortgage with The Royal Bank of Scotland and intend to use the remaining equity towards a second house. The location we are talking about is Houghton Regis. Will your lawyers be able to act for the two mortgage companies and tie in the two deals?
Do use our comparison tool on this site to ensure that the solicitors are approved by both mortgage companies. On the basis that they are the conveyancer should be able to connect the two deals but you should talk with you solicitor and communicate your expectations and needs.
Back In 2006, I bought a leasehold flat in Houghton Regis. Conveyancing and Alliance & Leicester mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Houghton Regis who acted for me is not around. What should I do?
First make enquiries of the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Houghton Regis conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Houghton Regis Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying
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It is important to be aware whether redecorating or some other significant cost is pending that will be shared between the leaseholders and will materially impact the level of the service costs or result in a specific invoice. Are any of leasehold owners in arrears of their service charge payments?