Much to our surprise we have been notified by our broker that my Histon lawyer is not on the bank Conveyancing panel. What can I do to be sure that this is correct?
Your first step should be to call your Histon lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
Me and my brother own a renovated Georgian property in Histon. Conveyancing practitioner represented me and Virgin Money. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Histon and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing practitioner who conducted the purchase.
I have been advised by a few selling agents in Histon to find a solicitor using your seach tool. Is there a financial inducement for Estate Agents to recommend your site over and above a competitor’s?
We don’t make any commission for sending work to this site. We found it would be just too difficult a fee as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
We're FTB’s - had an offer accepted, yet the estate agent has warned us that the vendor will only go ahead if we use their chosen conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a local solicitor used to conveyancing in Histon
We suspect that the owner is unaware of this ultimatum. Should the vendor desire ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Try to communicate with the sellers directly and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to appoint your preferred Histon conveyancing lawyers - rather thanthe ones that will give their estate agent a kickback or hit his conveyancing thresholds set by senior management.
My wife and I purchased a leasehold house in Histon. Conveyancing and Yorkshire Building Society mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Histon who acted for me is not around. Any advice?
First make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Histon conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a garden flat in Histon, conveyancing having been completed October 2005. Can you work out an approximate cost of a lease extension? Equivalent flats in Histon with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2088
With only 63 years unexpired we estimate the price of your lease extension to range between £16,200 and £18,600 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.
Can you confirm the nature of conveyancing provided by Histon conveyancing organisations?
In the main Histon conveyancing firms manage to offer a number of services to home and land proprietors, vendors, purchasers, freeholders and tenants such as:
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Domestic sale conveyancing in Histon and beyond
Property purchase conveyancing in Histon and throughout England and Wales
Transfer of property following relationship breakdown Histon conveyancing for property forfeited by a lending institution Advice on a boundary Issues Unregistered land conveyancing in Histon - voluntary registration of title