Is there a reason to appoint a Houghton Regis conveyancing company given that online alternatives are so much cheaper?

Its a good idea to shop around for conveyancing costs in Houghton Regis and you should seek a competitive fee calculation but don’t become consumed with searching for the lowest priced Houghton Regis conveyancer. Identifying the right conveyancer can mark the difference between a smooth and a stressful home move. You need to ensure that you have expert advice from an experienced solicitor. An e-mail can never be as helpful as a phone conversation and can never replicate a face to face consultation. Our partner firms will allocate you a qualified and top rated conveyancing solicitor that will tackle your conveyancing from from the outset to completion, giving the sort of hand holding that you will never get with an internet conveyancer. Our lawyers will inform you on any developments making sure that you are never in the dark. Should you need to contact the firm you will know who you need to speak to and we'll endeavour to make sure that you're not left wondering what's going on.

Are all Houghton Regis Conveyancing Quality Solicitors on the TSB conveyancing panel?

It is true that some banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

Can I be sure that the Houghton Regis conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Houghton Regis getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer conducting your conveyancing.

It is not clear whether my lender requires a lease extension. I have called my Houghton Regis building society branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Houghton Regis conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. Who do I believe?

Provided that the lawyer is on the bank approved list, they must follow the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am purchasing a new build house in Houghton Regis benefiting from help to buy. The builders would not reduce the amount so I negotiated £7000 of additionals instead. The sale representative suggested that I not inform my solicitor about this extras as it will affect my loan 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.

I am a negotiator for a long established estate agent office in Houghton Regis where we have experienced a few leasehold sales derailed due to leases having less than 80 years remaining. I have received contradictory information from local Houghton Regis conveyancing firms. Can you shed some light as to whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Houghton Regis - Sample of Questions you should ask before Purchasing

The best form of lease structure is a share of the freehold. In this arrangement the lessees have control and although a managing agent is frequently employed where it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Who takes responsibility for maintaining and repairing the block?

I have finally had an offer on an flat in Houghton Regis accepted, but there is a chain. The owners have submitted an offer on somewhere, although it’s not yet agreed to, and has viewings of other apartments in the pipeline. I have instructed a local conveyancing solicitor in Houghton Regis. What do I do now? At what stage do I apply for the mortgage with Yorkshire BS?

It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of £1k, then valuation, Houghton Regis conveyancing search costs, etc). The first thing to do is ensure that your property lawyer is on the Yorkshire BS approved list. As to the subsequent phase this very much dictated by the specifics of your transaction, desire for this property and on the state of the market. In a rising market many purchasers would apply for the mortgage with Yorkshire BS and arrange for the valuation and only if it was satisfactory would they request their property lawyer to move forward with the conveyancing in Houghton Regis.