Are the BSA planning on creating a searchable register to to identify solicitors on the Coventry BS conveyancing panel for example in Luton?
We would not expect to be advised of any plans on the part of the BSA to promote such a tool.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Luton?
There are many registered licenced Conveyancers in Luton and Solicitor practices in Luton to choose from We would stress that the two are regulated professionals specialising in the legal work in the home buying process. The two can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
The formalities of my remortgage has taken place for my property in Luton. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Luton solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Luton postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Luton.
Over the last few months I have been searching for a ground for flat up to £195,000 and found one round the corner in Luton I like with amenity areas and transport links in the vicinity, however it's only got 61 years unexpired on the lease. I can't really find anything else in Luton suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a home loan the remaining unexpired lease term will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may 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 and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
Is it possible to transfer to a new firm as I need to choose one who is on the Clydesdale conveyancing panel. I hired a local conveyancing solicitor in Luton five minutes from me but he is not approved by Clydesdale
It would be our pleasure to assist you select a conveyancing solicitor in Luton on the Clydesdale panel. Please note that the solicitors that we on the directory do not pay us fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Luton. In utilising the find a conveyancing solicitor tool on this site, you can scrutinise charges for conveyancing solicitors in Luton and beyond.
I have recently realised that I have Fifty years unexpired on my lease in Luton. I now wish to get lease extension but my landlord is absent. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to prove that you have used your best endeavours to find the freeholder. In some cases a specialist may be helpful to carry out a search and prepare an expert document to be used as proof that the freeholder can not be located. It is advisable to get professional help from a conveyancer both on devolving into the landlord’s absence and the application to the County Court covering Luton.
I bought a basement flat in Luton, conveyancing was carried out in 2004. Can you work out an approximate cost of a lease extension? Corresponding properties in Luton with over 90 years remaining are worth £206,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 2091
With only 67 years unexpired we estimate the price of your lease extension to range between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
Are there any apps to help search for a Luton conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 20miles to meet the lawyer.
You can use the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Luton and you will see a number of lawyer located nearest Luton. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.