I am nearing exchange of contracts for my maisonette in Leighton Buzzard and the EA has just telephoned to say that the purchasers are changing their solicitor. The reason given is that the lender will only work with property lawyers on their conveyancing panel. Why would a major mortgage company only work with specific solicitors rather the firm that they want to select for their conveyancing in Leighton Buzzard ?
Lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Banks point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
There is lots of information on this site regarding conveyancing in Leighton Buzzard but can you isolate your top tip for finding the right conveyancer in Leighton Buzzard
It would be unwise to be swayed by the cheapest Leighton Buzzard conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am helping my aunt sell her property in Leighton Buzzard. Will the solicitor order an EPC or it is for the owner to coordinate?
Following the demise of HIPs, energy performance certificates was maintained a compulsory component of selling a house. An EPC should be commissioned in advance of the property being marketed. It is not as aspect of the sale process that lawyers normally organise. If you are using a Leighton Buzzard conveyancing practitioner they might be willing to arrange EPC’s given their relationships with reputable local energy assessors
My wife and I purchasing a end of terrace house in Leighton Buzzard. We would like to carry out a loft conversion at the property.Will the conveyancing process involve enquiries to see if these works are prohibited?
Your conveyancer should check the registered title as conveyancing in Leighton Buzzard will on occasion identify restrictions in the title deeds which prevent categories of changes or necessitated the permission of another owner. Many additions require local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.
I have been told that property searches are the number one reason for stalling in Leighton Buzzard conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not feature within the common causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Leighton Buzzard.
How does conveyancing in Leighton Buzzard differ for new build properties?
Most buyers of new build property in Leighton Buzzard approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is built. This is because developers in Leighton Buzzard typically buy the land, 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 Leighton Buzzard or who has acted in the same development.
I'm converting the mortgage on my current property to a buy to let mortgage with National Westminster Bank and intend to use the remaining equity towards another property. The neighborhood we are looking at is Leighton Buzzard. Will your conveyancers be able to act for the two mortgage companies and link together the two deals?
Make use of our comparison tool on this page to check that the lawyers are approved by both mortgage companies. On the basis that they are your lawyer should be able to tie up the two deals but you should have a chat with you lawyer and make apparent your desired outcome and needs.
My partner has suggested that I appoint his conveyancers in Leighton Buzzard. Should I use them?
No doubt it’s preferable to select a conveyancing lawyer is to have feedback from friends or family who have actually used the conveyancer you're are thinking of instructing.