Much to our surprise we have been informed by our broker that my Histon solicitor is not on the lender Conveyancing panel. How can I be sure whether this is correct?
The first thing you need to do is to contact your Histon lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
The housing market in Histon is heating up. What can be done to expedite the buying process?
Where you are under a tight deadline to sign contracts it is highly recommended that your conveyancer is familiar with the location as they will have local connections and insight. It is possible that they could have conducted previoushomes in the same street. You would be best advised to use a Histon conveyancing firm. Second, be sure that the conveyancing firm is on the member panel. It is understood that nearly one in five of Histon conveyancing deals are delayed or derailed after discovering a purchaser’s solicitor was not on their banks member panel. In many cases this discovery resulted in the legal transfer of property being held up by an average of three weeks. It is estimated that this issue affects in the region of 100,000 home moves annually. Many Histon conveyancing practices can not represent certain banks so do check at the outset.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Histon?
There are many registered licenced Conveyancers in Histon and Solicitor partnerships in Histon who can help with your conveyancing It is important to make clear that the two are regulated professionals specialising in the legal work in transferring property. The two can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We are getting the release of further monies on our home loan from Virgin Money as we wish to carry out alterations to our home in Histon. Are we obliged to choose a nearby Histon solicitor on the Virgin Money conveyancing panel to handle the legals?
Virgin Money don't usually require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money panel.
I recently had an offer agreed on a house in Histon. My mortgage broker suggested a solicitor. I paid an advanced payment of £200. Soon after, the lawyer contacted me embarrassingly acknowledging that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We are downsizing from our house in Histon and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the buyers instructed an online conveyancing practice as opposed to a conveyancing solicitor in Histon. Having lived in Histon for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should check with 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)
Are there restrictive covenants that are commonly picked up as part of conveyancing in Histon?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Histon. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Histon is the location of the property. What do you suggest?
Flying freeholds in Histon are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Histon you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Histon may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.