Would the conveyancing practitioners that you recommend handle right to buy conveyancing in Luton?
We do have numerous conveyancing firms carrying out right to buy transactions You should e-mail the conveyancers listed with a view to get a costs illustration.
I'm the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Luton. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership could be regarded the same way as if I'd bought the property in December. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Some mortgage companies would take a sensible view as this clause is primarily there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
We previously instructed conveyancing lawyers with offices in Luton on the Nottingham solicitor panel. They have just billed me a further fee for dealing with the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner can charge a fee for this. This fee is not dictated by Nottingham but by your Luton conveyancer. Numerous firms on the Nottingham panel will quote ’dealing with mortgage’ fee but many practices include it on their overall fee.
Intending to buy a flat in Luton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Luton conveyancing practitioner is on the Virgin Money conveyancing panel.
My colleague suggested that if I am buying in Luton I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Luton conveyancing searches. It is a large report of about 40 pages, listing and setting out important 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 Luton Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data regarding Luton.
The deeds to our house are lost. The conveyancers who conducted the conveyancing in Luton 5 years ago are no longer around. Will I be able to sell the house?
These day there are copies made of almost everything, and your conveyancer should know exactly where to find all the suitable documentation so you may purchase or dispose of your house without any difficulty. Where copies can’t be found, your solicitor may be able to arrange cover in the form of insurance or indemnities against future claims on your property.
Should I be concerned that third parties that I am dealing with are recommending a nationwide conveyancing firm rather than a local Luton conveyancing company?
As is the case with lots of service providers, often recommendations from family and friends can be extremely useful or valuable. Nevertheless there are many people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and banks might all suggest conveyancers to retain. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying commercial relationship behind the endorsement. You are free to appoint your own conveyancer. However, bear in mind that the majority of mortgage providers operate an approved list of law firms you have to use for the mortgage related work in your conveyancing.