Can conveyancing in Luton to be completed in a month?
In a situation where you are under a tight deadline for your conveyancing we would recommend that your solicitor is familiar with the location as they will benefit local contacts and know-how. It is possible that they would have conducted otherhomes in the same road. Therefore consider using a Luton conveyancing lawyer. In addition, check that the lawyer is on the lender panel. It is believed that nearly one in five of Luton conveyancing transactions are delayed or derailed after finding out that a buyer’s conveyancer was not on their mortgage lender’s list of approved solicitors. In many cases this discovery resulted in the conveyancing being held up by almost three weeks. It is said that this issue impacts approximately 100,000 home moves annually. Most Luton conveyancing practices can not act for certain mortgage companies so do check at the outset.
I have decided to exercise my right to buy my property in Luton off the council. I have a mortgage agreed with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
I have a mortgage with Leeds Building Society for my property in Luton. Conveyancing has been completed some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Leeds Building Society?
Leeds Building Society must be informed of your intention before letting out your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. It may be that Leeds Building Society will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel firm.
After much negotiation I have agreed a price on an apartment in Luton. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £225. A couple of days later, the conveyancer called me to say that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Do I need to take out insurance to cover chancel repairs when buying a house in Luton?
Unless a prior purchase of the premises took place post 12 October 2013 you could assume that lawyers conducting conveyancing in Luton to remain encouraging a chancel search and or insurance against a claim.
I'm purchasing my first flat in Luton benefiting from help to buy. The sellers would not move on the amount so I negotiated £7000 of additionals instead. The estate agent told me not inform my conveyancer about the extras as it could adversely affect my loan with Bank of Ireland. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I am thinking of appointing a conveyancing practitioner in Luton for my house move. Is there any facility to check a solicitor's complaints history with the profession’s regulator?
You can search for documented Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after 1 January 2008. Go to Check a solicitor's record. To find information Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The SRA sometimes monitor call for training reasons.