We are approaching an exchange on a property in Histon and my parents have transferred the 10% deposit to my lawyer. I am now informed that as the deposit has not come from me my lawyer needs to disclose this to my lender. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I disclosed to the bank regarding my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your solicitor is duty bound to check with the bank to make sure that they know that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
I am intent on selling our property in Histon and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a nationwide conveyancing practice as opposed to a conveyancing solicitor in Histon. We have lived in Histon for six years we know of no issue. Do we contact our local Authority to seek clarification need.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I have justbeen informed that Stirling Law have been shut down. They conducted my conveyancing in Histon for a purchase of a leasehold flat 18 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The quickest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Histon conveyancing specialists.
Just had an offer accepted on a new build apartment in Histon. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Histon
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I am hoping to put an offer on a small detached house that seems to be perfect, at a great price which is making it more attractive. I have since been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Histon. Conveyancing lawyers have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Histon ?
Most houses in Histon are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Histon in which case you should be looking for a Histon conveyancing practitioner and check that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’spermission to conduct alterations. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the property is located on an estate. Your solicitor should advise you fully on all the issues.
I purchased a 1st floor flat in Histon, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Histon with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease finishes on 21st October 2085
With only 59 years left to run the likely cost is going to range between £20,900 and £24,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.
New build sellers have recommended to me a conveyancing practitioner and I've sought an estimate from them. It's nearly £250 less expensive than my family Histon lawyer. Should I use them?
Developers normally have panels of solicitors who expedite matters and who know the builder's paperwork and conveyancer. Plenty of developers offer an incentive to choose their approved conveyancing practitioner for this reason, any increased charges can be avoided and a builder will not put forward a conveyancing factory and run the risk of having the conveyancing delayed when they require an exchange in 28 days. The argument for not agreeing to use the suggested property lawyer is that they may prove unwilling to 'push' your interests at the risk of upsetting the developer. Where you have concerns that this may be the situation you should remain with your high street Histon lawyer.