Is it the case that all Histon CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing list of approved firms?
Some major lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
I have decided to exercise my right to buy my property in Histon off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
Barclays have agreed my home loan in principle, my offer on a property in Histon has been accepted, what happens next?
The property agent will wish to know who your solicitors are (make sure the conveyancers are on the lender’s panel). Contact Barclays or the financial adviser and complete any outstanding documentation. Barclays will sellect a valuer who will get in touch with the estate agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes about a week to receive the mortgage offer. Barclays will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Histon.
We are buying a house and the solicitor has referenced Chancel Repair to which the house could be liable given it’s proximity to the area of such a church. She has suggested insurance. Is this really appropriate for conveyancing in Histon
Unless a previous purchase of the house completed after 12 October 2013 you may assume that lawyers handling conveyancing in Histon to continue to recommend a chancel search and or chancel repair liability insurance.
My wife and I have a renovated Georgian property in Histon. Conveyancing solicitor represented me and Accord Mortgages Ltd. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Accord Mortgages Ltd to clarify?
You should review 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 sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing lawyer who carried out the work.
I have been on the look out for a leasehold apartment up to £245,000 and found one close by in Histon I like with open areas and transport links nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Histon suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan that many years will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
How difficult is it to swap conveyancer as I need to appoint one who is on the Clydesdale conveyancing panel. I was using a high street conveyancing solicitor in Histon round the corner but he is not accepted by Clydesdale
It would be our pleasure to assist you select a conveyancing solicitor in Histon on the Clydesdale panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Histon. In utilising search facility on this page, you can scrutinise fees for conveyancing solicitors in Histon and beyond.
A conveyancing company handled my conveyancing in Histon half a dozen years ago having archived my title documents but has since been shut down – What can I do to retreive them?
Deeds, as such, no longer exist as the majority of properties in Histon are recorded digitally at Land Registry. Where you need to show ownership or are selling or refinancing your conveyancer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.