Can I use your services to locate a Conveyancing solicitor in Dunstable even where I’m not purchasing or selling a house, for instance where I wish to acquire an office in Dunstable with a mortgage from Lloyds TSB Bank?

Our search tool is primarily utilised to help choose domestic conveyancing solicitors in Dunstable but we have set out towards the bottom of this page some Dunstable commercial conveyancing firms. You will need to speak with the firm directly to establish if they can also act for Lloyds TSB Bank

I am purchasing a right to buy a flat in Dunstable. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Dunstable you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Dunstable.

We are buying a detached bungalow in Dunstable. The intention is to an extension at the rear at the property.Will the conveyancing process include checks to see if these works are allowed?

Your conveyancer should review the registered title as conveyancing in Dunstable will sometimes identify restrictions in the title documents which restrict categories of works or require the consent of a 3rd party. Some extensions need local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

Two weeks ago we had a mortgage agreed in principle with Principality. Dunstable conveyancing lawyers were appointed. How long does it take for Principality to issue the offer to the property lawyer?

There is no definitive answer here. Have Principality completed the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Intending to buy a house in Dunstable. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Dunstable conveyancing practitioner is on the TSB conveyancing panel.

Just had an offer accepted on a new build flat in Dunstable. Conveyancing is a frightening process 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 legal work.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Dunstable

There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

I today plan to offer on a house that appears to be perfect, at a reasonable figure which is making it more attractive. I have just found out that it's a leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Dunstable. Conveyancing advisers have not yet been instructed. Will they explain the issues?

The majority of houses in Dunstable are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Dunstable so you should seriously consider shopping around for a Dunstable conveyancing practitioner and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’spermission to carry out alterations. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is part of an estate. Your solicitor should report to you on the legal implications.

I inherited a 1st floor flat in Dunstable, conveyancing formalities finalised in 1997. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Dunstable with a long lease are worth £260,000. The ground rent is £50 charged once a year. The lease terminates on 21st October 2099

With 75 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.