Am I correct in assuming that the fact that my solicitor in Luton is not identified on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Luton conveyancing firm and ask them why they are no longer on the approved list for your bank.
Do the conveyancing practitioners highlighted via your ’find a lawyer’ tool perform right to buy conveyancing in Luton?
We work with a number of conveyancing experts carrying out right to buy transactions Please call the lawyers listed in order to obtain a costs calculation.
Please explain the implications if my lawyer’s firm is removed from the Yorkshire BS Conveyancing panel ahead of completing my conveyancing in Luton?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Due to the advice of my in-laws I had a survey completed on a property in Luton in advance of retaining conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders will refuse to grant a loan on this type of premises.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Luton. Conveyancing may be slightly more expensive based on your lender's requirements.
Am in the process of purchasing my 1st property in Luton. Conveyancing solicitor has been instructed. The financial consultant advised that a survey is not appropriate as the house is only fifteen years old.
At the very least you should order a Home Buyer's Report. As the property is more than 10 years old the property will be without a warranty, so you don't want to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could suffice. They will highlight any apparent problems and suggest further investigation where appropriate. Where there are any signs of problems seek a full Building Survey from the beginning.