Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial property in Luton?

Its becoming the norm that commercial conveyancing solicitors in Luton will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Luton. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Luton.

For every commercial conveyancing transaction in Luton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Luton commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Luton.

I used Arc property Solicitors several years past for my conveyancing in Luton. I now require my papers but the law firm has closed. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Luton of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How straightforward is it to use the search tool to select a conveyancing solicitor in Luton on the authorised to act for my mortgage?

First select a bank such as Lloyds TSB Bank, Virgin Money or Platform Home Loans Ltd then specify your preferred area for instance Luton. Conveyancing practices in Luton and nationally should be shown.

I work for a busy estate agency in Luton where we have experienced a number of leasehold sales jeopardised as a result of leases having less than 80 years remaining. I have received contradictory information from local Luton conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can start the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Luton - A selection of Queries before buying

Does the lease have in excess of 82 years remaining? It is important to be aware whether redecorating or some other major work is coming up to be shared amongst the leasehold owners and may well materially increase the the maintenance fees or result in a specific payment. How much is the ground rent and service charge?

Should local authority consent be needed to convert a single dwelling into two flats in Luton? This has been done to a house opposite to a relative in Luton and was unaware of it happening until it was done.

Planning Consent yes. Building Reg Approval yes.