My mortgage broker has requested my Luton law firm’s panel member for the HSBC conveyancing panel. How do I discover this. I have e-mailed my local Luton branch but they cant find it on their system.
Have you tried calling your Luton solicitor about this?. They keep a central record lender panel numbers.
Do the conveyancing solicitors that you recommend execute auction conveyancing in Luton?
There are a few niche lawyers we can connect you with those conducting auction conveyancing. Luton is one of the many areas of in which our lawyers have offices.
It is a dozen years since I acquired my property in Luton. Conveyancing lawyers have now been appointed on the sale but I can't locate my title deeds. Will this cause complications?
You need not be too concerned. Firstly the deeds may be kept by the lender or they may still be with the conveyancers who acted in the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in Luton involves registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
When it comes to mortgage companies such as Yorkshire BS, do Luton conveyancers incur a fee to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I am selling my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being difficult. The Luton solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I had an offer accepted on a property in Luton on 27/10/2025, valuation was booked five days later, all came back fine. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to Leeds Building Society and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Leeds Building Society conveyancing panel. Are Leeds Building Society entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am buying a new build flat in Luton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Luton
-
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I am using a search engine for the term conveyancing in Luton it reveals numerous property lawyersin the vicinity. With so much choice what is the best way to find the suitable property lawyer for purchase transaction?
The ideal method of finding a suitable conveyancer is through a trusted recommendation, so enquire of friends and those you trust who have acquired a property in Luton or a respected estate agent or financial adviser. Charges for conveyancing in Luton vary, so it's sensible to obtain a minimum of three quotes from varying types of companies. Dont forget to clarify that the costs are guaranteed not to increase.