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Find a Luton Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Luton

Unfortunately I am unable to travel far from Luton. Is there a reason why all Luton conveyancers are not on all bank panels?

Even though it may seem unfair for mortgage companies to limit who can represent them, from the public’s or lawyer’s perspective, the the contrary view is that lending institutions are becoming ever more anxious and regard it necessary to defend themselves against mortgage fraud. As a consequence of this concern mortgage companies have consolidated their panel of approved conveyancing lawyers to a manageable size.

My bid for a property was accepted at auction in Luton. Conveyancing is needed. What is next?

Having legally committed yourself to purchase you must hire the services of a conveyancing solicitor as a matter of urgency as you are facing a pending a fixed date to complete the transaction. Every auction property should have an associated auction pack. This will likely include evidence of title and search results. If you have purchased leasehold premises the auction pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You should pass this on to the conveyancer instructed by you at the earliest opportunity. Do make sure that your finances are in order to complete the transaction on the set completion date.

Completion of my remortgage has taken place for my property in Luton. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being pedantic. The Luton solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.

Will commercial conveyancing searches disclose proposed roadworks that could impact a commercial estate in Luton?

Many commercial conveyancing solicitors in Luton will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Luton. The search result sets out definitive information 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 could cause delays to Luton commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Luton.

My wife and I own a semi-detached Georgian property in Luton. Conveyancing lawyer acted for me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Luton and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing practitioner who conducted the purchase.

I need to review costs for conveyancing in Luton from various property lawyer and choose one. Am I right to tell them to hold tight until I a suitable flat to buy.

We suggest that you only get your conveyancer to open a file and apply for searches once the sales memorandum has been sent by the selling agent particularly as Luton conveyancing searches are costly.

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