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Find a Dunstable Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Dunstable? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Dunstable conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Dunstable conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Dunstable

My uncle passed away six months ago and as sole heir and executor I was left the property in Dunstable. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this possible?

If you plan to re-mortgage then Yorkshire BS will require that you use a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.

My partner and I are in the process of viewing flats in Dunstable and I am about to put in an offer. Should I already have a lawyer appointed at this point? I will be getting a mortgage with Coventry BS.

It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are taking out a mortgage with Coventry BS, ask your prospective lawyers if they are on the Coventry BS conveyancing panel otherwise they can't do the mortgage legal work.

Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Dunstable solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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 Dunstable postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Dunstable.

Lloyds have agreed my home loan in principle, my offer on a flat in Dunstable has been agreed to, now what?

The property agent will need to know who your solicitors are (be sure the conveyancing practitioners are on the bank’s panel). Call up Lloyds or the broker and complete any outstanding forms. Lloyds will instruct a valuer who will get in touch with the estate agent or seller to schedule a time for the valuation to take place. Once carried out (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Lloyds will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Dunstable.

I'm buying my first flat in Dunstable with a loan from Skipton Building Society. The builders refused to move on the amount so I negotiated £7000 of additionals instead. The estate agent told me not to tell my solicitor about the side-deal as it could put at risk my mortgage with Skipton Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Dunstable is where the house is located. Can you shed any light on this issue?

Flying freeholds in Dunstable are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dunstable you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dunstable 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.

My partner and I have just become aware that one of the directors of the solicitors acting on the purchase conveyancing in Dunstable is related to the seller. Is this permitted?

Provided there is no conflict of interest this is allowable. Where you are obtaining a home loan then the mortgage company may have a say as many banks have specific requirements on this. For example for Santander A&L as of 11/1/2022, the requirements read as follows :

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Find out more about how flying freehold can affect your the value of a property.