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 home move 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

The housing market in Dunstable is hotting up. What can I do to speed up matters?

First, If the seller is applying a tight deadline to complete it is highly recommended that your conveyancer is familiar with the location as they will have local connections and knowledge. It is even conceivable that they may have transacted previousproperties in the same street. You would be best advised to use a Dunstable conveyancing firm. Second, make sure that the lawyer is on the lender panel. It is said that nearly one in five of Dunstable conveyancing transactions are suspended or jeopardised after discovering a buyer’s solicitor was not on their banks member panel. In many cases this discovery resulted in the transaction being delayed by an average of 21 days. It is understood that this issue affects in the region of one hundred thousand home moves every year. Many Dunstable conveyancing firms can not represent certain lenders so do check at the outset.

What does my ID and proof of funds have anything to do with my conveyancing in Dunstable? What am I being asked for?

Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the ID of the potential client they are dealing with before they can accept their conveyancing business. The Terms of Engagement that you are required to sign should reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you are unwilling to hand over identification documents, your solicitor would not be able to act for you.

I'm the single beneficiary of my late father’s will with all property in now in my sole name, including the house in Dunstable. The Dunstable property was put into my name in April. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership may be treated the same way as if I'd bought the house in April. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. many mortgage companies would take a sensible view as this obligation is chiefly there to pick up on subsales or the wholesaling and assigning of properties.

I can not work out if my mortgage offer requires a lease extension. I have called into my local Dunstable bank branch on a couple of occasions and was reassured it wasn't an issue and they will lend. My Dunstable conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend in accordance with their specific requirements. I simply don't know who is right.

The conveyancer must follow the CML Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am due to exchange contracts on my house. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being difficult. The Dunstable solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Are there restrictive covenants that are commonly identified during conveyancing in Dunstable?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Dunstable. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I've found a house that seems to be perfect, at a reasonable figure which is making it more attractive. I have since found out that the title is leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Dunstable. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Dunstable ?

The majority of houses in Dunstable are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are buying in Dunstable so you should seriously consider looking for a Dunstable conveyancing practitioner and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’sconsent to conduct changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the estate where the property is located on an estate. Your solicitor will report to you on the legal implications.

Dunstable Leasehold Conveyancing - Examples of Queries Prior to buying

    This information is important as a) areas could cause problems in the building as the communal areas may begin to deteriorate if repairs remain unpaid b) if the tenants have an issue with the running of the building you will want to have all the details The prefered form of lease structure is a share of the freehold. In this scenario the lessees have being in charge if their destiny and notwithstanding that a managing agent is usually employed where it is larger than a house conversion, the managing agent retained by the leaseholders. Most Dunstable leasehold flats will have a service charge for the upkeep of the block invoiced by the management company. Should you buy the apartment you will have to pay this contribution, usually quarterly accross the year. This may be anything from several hundred pounds to thousands of pounds for bigger purpose-built buildings. In all probability there will be a rentcharge for you to pay annual, normally this is not a exorbitant figure, say about £50-£100 but you should to enquire it because on occasion it can be many hundreds of pounds.

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