Is the fact that my solicitor in Luton is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Luton conveyancing practice and ask them why they are no longer on the approved list for your lender.
I have given 2 months notice to my existing landlord and must leave my let out apartment in Luton by the end of next month. Conveyancing on my purchase has just started. Is it possible to complete in 5 weeks as don't want to have to find short term accommodation?
Generally one should not give notice for your letting until you have exchanged. If you have not previously done so, speak to your lawyer and urge them to they cajole the sellers side, try to get a realistic time scale from them that everyone will aim towards
We see that you have a post code search directory listing law firms on the Virgin Money conveyancing panel. Do companies pay you a commission if I appoint them for our conveyancing in Luton?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Luton.
The deeds to my house can not be found. The conveyancers who dealt with the conveyancing in Luton 5 years ago no longer exist. What are my next steps?
Gone are the days when you need to have the physical original deeds to prove you are the owner of your registered land or property, as the Land Registry have everything they need in a digital format.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Luton is the location of the property. Can you offer any advice?
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 would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Luton may decide 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 residence.
Having had my offer accepted I require leasehold conveyancing in Luton. Before I set the wheels in motion I require certainty as to the remaining lease term.
If the lease is recorded at the land registry - and 99.9% are in Luton - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Luton - A selection of Questions you should ask before Purchasing
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The answer will be useful as a) areas could result in problems for the building as the communal areas may start to deteriorate if repairs are not paid for b) if the tenants have a dispute with the managing agents you will want to have full disclosure Are any of leasehold owners in arrears of their service charge payments?