I require fast conveyancing in Luton as I have an ultimatum to exchange contracts inside one month. A mortgage is not required. Can I escape the need for conveyancing searches to save money and time?

If.Given you are not getting a home loan you are at liberty not to do searches although no law firm would advise that you don't. Drawing on our experience of conveyancing in Luton the following are instances of what can appear and therefore affect future saleability: Enforcement Notices, Overdue Charges, Overdue Grants, Road Schemes,...

three months have elapsed since my purchase conveyancing in Luton concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Luton differ for newly converted properties?

Most buyers of new build property in Luton approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is constructed. This is because house builders in Luton typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Luton or who has acted in the same development.

I decided to have a survey carried out on a property in Luton in advance of instructing lawyers. I have been told that there is a flying freehold element to the house. My surveyor has said that some lenders will not grant a mortgage on such a premises.

It varies from the lender to lender. Santander has different instructions for example to Halifax. If you call us we can look into this further via the relevant 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 will be smoother if you use a solicitor in Luton especially if they are acquainted with such properties in Luton.

I am intending to sublet my leasehold flat in Luton. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A small minority of properties in Luton do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I own a basement flat in Luton, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Luton with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease comes to an end on 21st October 2082

You have 57 years left to run the likely cost is going to range between £26,600 and £30,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.