Would the conveyancing practitioners Indexed on your site handle auction conveyancing in Luton?

We know of a number of auction practitioners we can put you in touch with those who can conduct auction conveyancing. Luton is just one of the many areas of in which our lawyers have a presence.

It is 10 years ago since I purchased my property in Luton. Conveyancing solicitors have recently been instructed on the sale but I can't find my title deeds. Is this a problem?

Don’t worry too much. First the deeds may be kept by your mortgage company or they may be archived with the lawyers who handled your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Luton relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.

I am purchasing my first flat in Luton with a mortgage from Barclays Direct. The builders refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not disclose to my lawyer about the side-deal as it would adversely affect my loan with the bank. 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.

In my capacity as executor for the will of my father I am disposing of a residence in Newport but I am based in Luton. My conveyancer (approximately 235 miles awayhas requested that I sign a stat dec before completion. Can you recommend a conveyancing lawyer in Luton to witness and place their company stamp on the document?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are located in Luton

I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable figure which is making it more attractive. I have just discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Luton. Conveyancing lawyers have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Luton ?

Most houses in Luton are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Luton so you should seriously consider looking for a Luton conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’sconsent to carry out alterations. It may be necessary to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your conveyancer will report to you on the legal implications.

I inherited a leasehold flat in Luton, conveyancing formalities finalised 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Luton with over 90 years remaining are worth £222,000. The ground rent is £50 per annum. The lease expires on 21st October 2097

With only 71 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.