lenderpanel

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

I am 3 weeks into the sale of my apartment in Luton and the EA has just called to say that the buyers are changing their law firm. I am told that this is due to the fact that the bank will only deal with property lawyers on their approved list. Why would a leading mortgage company only engage with specific lawyers rather the firm that they want to choose for their conveyancing in Luton ?

Lenders have always had an approved set of law firms that can act for them, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Mortgage companies justify this action to a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.

I have given 8 weeks notice to my current landlord and must be out of my let out flat in Luton by the end of next month. Conveyancing on my purchase has just started. Is it possible to complete in three weeks as I wish to avoid having to find short term accommodation?

Generally one should not serve notice for your tenancy unless exchange of contracts has taken place. If you have not already done so, speak to your solicitor and request that they apply pressure on the owners lawyers, try to get a realistic time scale from them that everyone will aim to achieve

It is is a decade since I bought my home in Luton. Conveyancing lawyers have just been appointed on the sale but I am unable to find the title documents. Will this jeopardise the sale?

Don’t worry too much. Firstly the deeds may be kept by your mortgage company or they could be in the possession of the solicitor who acted in your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Luton relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.

A colleague suggested that if I am buying in Luton I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is occasionally quoted for as part of the standard Luton conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Luton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Luton Education with maps and statistics, Local Amenities and other useful data regarding Luton.

I am buying my first flat in Luton with a mortgage from The Mortgage Works. The sellers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not disclose to my solicitor about the side-deal as it would put at risk my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Last updated

Find out more about how flying freehold can affect your the value of a property.