Unfortunately I am unable to travel far from Houghton Regis. I would like to know the reason why all Houghton Regis lawyers are not on all lender panels?
Banks normally restrict either the nature or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that the practice must have at least two partners. In addition to restricting the nature of firm, some banks decided to restrict the number of organisations they permit to represent them. It is worth noting that building societies have no liability for the accuracy of conveyancing provided by any Houghton Regis property lawyer on their approved list. Property fraud was the main trigger for the culling of conveyancing panels a few years ago notwithstanding that there are differing assessments concerning the extent of solicitor involvement in some of that fraud. Statistics published by HMLR indicates that thousands of conveyancing practices only transact less than three conveyances a year. Those advocating conveyancing panel pruning ask why conveyancing firms should have the right to remain on a lender panel when it is evident that conveyancing is not their primary expertise?
At what point will exchange of contracts occur in sale conveyancing in Houghton Regis and am I required to attend the solicitors office?
Where you are in close proximity to one of the conveyancing solicitors in Houghton Regis you are invited in to sign contracts. However, the lender approved solicitors we recommend supply countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when communicating with you electronically. The executing of the contract is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the firm to address the formalities at the appropriate time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Houghton Regis)to be in the office available at the end of the phone to exchange contracts.
How does conveyancing in Houghton Regis differ for new build properties?
Most buyers of new build premises in Houghton Regis contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Houghton Regis usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Houghton Regis or who has acted in the same development.
My father has suggested that I appoint his lawyers for conveyancing in Houghton Regis. Do I take his guidance?
Much as we are happy to recommend a Houghton Regis conveyancing lawyer it’s preferable to select a conveyancing solicitor is to get recommendations from friends or family who have actually previously instructed the conveyancer you're contemplating using.
My fiance and I may need to let out our Houghton Regis 1st floor flat for a while due to taking a sabbatical. We used a Houghton Regis conveyancing practice in 2001 but they have closed and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?
Notwithstanding that your previous Houghton Regis conveyancing solicitor is no longer around you can review your lease to see if you are permitted to let out the property. The accepted inference is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you need to obtain consent via your landlord or some other party in advance of subletting. The net result is you not allowed to sublet without prior consent. The consent is not allowed to be unreasonably refused ore delayed. If your lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.
I inherited a basement flat in Houghton Regis, conveyancing having been completed August 2001. How much will my lease extension cost? Corresponding properties in Houghton Regis with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ceases on 21st October 2078
With just 54 years remaining on your lease we estimate the price of your lease extension to range between £32,300 and £37,400 plus legals.
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 detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.