My husband and I are intent on purchasing a ground floor flat in Histon. My lawyer is not on the lender approved list. Can I still appoint my Histon conveyancing solicitor even though they are not on the lender panel of approved conveyancing solicitors?
Various options include
- Carry on with your preferred Histon property lawyer but your mortgage company will no doubt appoint a solicitor from their approved list. This will result in additional charges together with probable interruption.
- Appoint a new conveyancer to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
- Appeal to your solicitor to apply to join the lender panel
I'm the single beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Histon. Conveyancing formalities meant that the Land Registry date was in February. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my proprietorship could be treated the same way as if I'd bought the house in February. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. Some lenders would take a practical view as this clause is chiefly there to pick up on the purchase and immediately sell or the flipping of properties.
We expect to receive a AIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Histon solicitors on the Clydesdale conveyancing panel, or is it better to go independently?
You will need to appoint Histon solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
At last I have had an offer on a maisonette in Histon accepted, but there is a chain. The sellers have put an offer on a property, but it’s not yet tied up, and are looking at other apartments booked. I have instructed a local conveyancing solicitor in Histon. What should be my next step? When should I get the mortgage application with Principality started?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Histon conveyancing search fees, etc). First, you should ensure that your conveyancer is on the Principality approved list. Concerning the subsequent stages this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. During a buoyant market many buyers would apply for the mortgage with Principality and pay for the valuation and only if it comes back ok would they pay their conveyancer to move forward with searches.
My company is hoping to take over a lease of a shop on the high street. Can you recommend lawyers offering competitive costs for non-domestic conveyancing in Histon for below £2000?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Histon, including the disposal and acquisition of businesses as well as simply premises. If you are looking to acquire or lease a shop, pub, restaurant, office, retail premises or a complete business we will find you the right firm. Regarding the costs these will vary based on the structure and heads of terms of the deal. Please provide us with your contact information or telephone so as to enable us to provide you with a detailed commercial conveyancing calculation.
In sourcing the internet for the phrase conveyancing in Histon it shows results of many property lawyersin the vicinity. With so much choice what is the best way to find the right property lawyer for purchase transaction?
The ideal method of choosing a suitable conveyancer is through a trusted recommendation, so seek the opinion of colleagues and relatives who have purchased a property in Histon or a respected estate agent or financial adviser. Fees for conveyancing in Histon vary, so it's a good idea to request a minimum of four estimates from varying types of law firms. Make sure that you know that the fees are fixed.
I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable price which is making it more attractive. I have subsequently been informed that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Histon. Conveyancing solicitors 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 rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Histon so you should seriously consider looking for a Histon conveyancing solicitor and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’spermission to conduct alterations. You may also be required to pay a maintenance charge towards the upkeep of the estate where the house is part of an estate. Your conveyancer should appraise you on the various issues.
I own a 1 bedroom flat in Histon, conveyancing formalities finalised 3 years ago. How much will my lease extension cost? Equivalent flats in Histon with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ceases on 21st October 2085
With 62 years remaining on your lease we estimate the premium for your lease extension to span between £17,100 and £19,800 plus 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 cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
I am buying a leasehold maisonette in Histon. Conveyancing quotes are averaging around £1650. Is that reasonable?
The average fee in 2014 for conveyancing in Histon was £1,395 not including Stamp Duty and HMLR charges.