I am buying property in Houghton Regis. My lawyer is not listed on the lender conveyancing list. Is it possible for me to retain my Houghton Regis conveyancing solicitor even though they are excluded from the lender approved list?

You have numerous alternatives open to you here

• Complete the purchase with your existing Houghton Regis solicitor but your lender will need to appoint a property lawyer from their approved list. The net result is additional cost together with probable frustration.
• Appoint a fresh lawyer to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
• Appeal to your conveyancing practitioner to attempt to join the lender panel

Should our solicitor be raising questions about flooding during the conveyancing in Houghton Regis.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Houghton Regis. There are those who buy a property in Houghton Regis, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, but there are a various searches that may be carried out by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Houghton Regis. The standard completed inquiry forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to discover if the premises has ever been flooded. If the property has been flooded in past which is not disclosed by the owner, then a buyer may commence a compensation claim as a result of such an incorrect response. The buyer’s lawyers may also order an environmental search. This will reveal whether there is any known flood risk. If so, additional investigations should be carried out.

Just had an offer accepted on a new build apartment in Houghton Regis. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Houghton Regis

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

How simple is it to change solicitor as I have to find a firm on the Platform Home Loans Ltd conveyancing panel. I had appointed a family conveyancing solicitor in Houghton Regis round the corner but he is not accepted by Platform Home Loans Ltd

We will our best to assist in finding you a conveyancing solicitor in Houghton Regis on the Platform Home Loans Ltd panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Houghton Regis. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Houghton Regis.

Last November I purchased a leasehold house in Houghton Regis. Am I liable to pay service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Houghton Regis - Sample of Questions you should ask before buying

Its a good idea to discover as much as possible regarding the company managing the building as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to every day matters like the tidiness of the communal areas. Enquire of other tenants if they are happy with them. On a final note, be sure you discover the dates that you are obliged pay the service charge to the managing agents and precisely what you get for your money. Is there a share of the freehold?