Recently contacted my conveyancing lawyer in Luton who conducted the legals 18 months ago requesting a conveyancing costs illustration based on the same type of home move (a leasehold residence and a freehold premises) of similar values with a loan from Halifax. It looks as though am now being quoted twice the amount. Am I right to be tempted to shop around for an alternative property lawyer?
The estimate does seem a little steep. If you you were to look around you could decrease the fees marginally by as much as £125. That being said, if you were happy with the conveyancing the firm offered you mightcome to regret opting for an an untested solicitor. If is important to enquire that the conveyancer can also act for Halifax. You can employ our search tool to get a quote a Luton conveyancing firm on the Halifax approved list of lawyers, which can often include conveyancing solicitors in Luton.
Can you point me to a directory of Barclays panel conveyancers in Luton on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings open the public on the web. If you are looking for a Luton solicitor on the Barclays please make the most of our facility.
We had appointed conveyancers with offices in Luton on the Leeds Building Society solicitor panel. They are now charging me a supplemental charge for the legal aspects of the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancer may levy a fee for this. The fee is not set by Leeds Building Society but by your Luton property lawyer. Numerous firms on the Leeds Building Society panel will levy an ‘acting for lender’ fee but some firms include it on their overall fee.
The mortgage over my property is with Aldermore for my property in Luton. Conveyancing was finalised months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?
Aldermore must be informed of your intention prior to letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel firm.
Will our lawyer be making enquiries regarding flooding during the conveyancing in Luton.
Flooding is a growing risk for conveyancers specialising in conveyancing in Luton. Plenty of people will acquire a house in Luton, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a number of checks that may be undertaken by the purchaser or by their lawyers which should figure out the risks in Luton. The conventional set of property information forms supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual inquiry of the seller to discover whether the premises has historically flooded. If flooding has previously occurred and is not notified by the seller, then a purchaser could bring a legal claim for losses resulting from an misleading reply. A purchaser’s lawyers may also order an environmental search. This should indicate whether there is any known flood risk. If so, more detailed investigations should be initiated.
I have been on the look out for a flat up to £305k and identified one near me in Luton I like with open areas and station nearby, however it's only got 49 years on the lease. I can't really find anything else in Luton suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a home loan that many years will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
How simple is it to change solicitor as I need to appoint a firm on the Virgin Money conveyancing panel. I instructed a family conveyancing solicitor in Luton round the corner but the firm is not accepted by Virgin Money
It would be our pleasure to help you find a conveyancing solicitor in Luton on the Virgin Money panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Luton. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Luton.