I am expecting a offer of a home loan from Lloyds. My intention is to use a Licensed Conveyancer in Luton. Does the Lloyds Solicitor panel exclude Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

I have given 2 months notice to my existing landlord and have to be out of my rented property in Luton by . Conveyancing on my purchase is progressing. How realistic is it to complete in three weeks as don't want to have to move into temporary accommodation?

Generally one should not provide notice for your lease unless you have exchanged. If you have not already done so, speak to your solicitor and request that they apply pressure on the sellers side, try to get a realistic time scale from them that all parties will look towards

Can you explain why leasehold purchase conveyancing in Luton is more expensive?

In summary, leasehold conveyancing in Luton and elsewhere usually necessitates additional due diligence compared to freehold conveyancing. This includes lease investigation, liaising with the landlord concerning serving appropriate notices, procuring up-to-date service charge and management information, procuring the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different leaseholders have owned the lease since it was first entered into.

I today plan to offer on a house that appears to be perfect, at a reasonable figure which is making it all the more appealing. I have subsequently been informed that it's a leasehold rather than freehold. I would have thought that there are issues purchasing a house with a leasehold title in Luton. Conveyancing advisers have not yet been appointed. Will they explain the issues?

The majority of houses in Luton are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Luton so you should seriously consider shopping around for a Luton conveyancing practitioner and be sure that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’spermission to conduct alterations. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the house is part of an estate. Your solicitor should report to you on the legal implications.

I inherited a 1 bedroom flat in Luton, conveyancing having been completed 1995. Can you work out an approximate cost of a lease extension? Corresponding properties in Luton with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 50

You have 50 years unexpired we estimate the premium for your lease extension to range between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.

I have been looking for Luton conveyancing quotes online. Can I be confident that all the Luton law firms that are listed on your directory are on the mortgage company conveyancing panel?

The solicitor and licensed conveyancing practices on our directory have assured us via an online form that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Luton firm being on the lender conveyancing panel is not accurate.