Our son is purchasing a new build apartment in Histon with a mortgage from TSB. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
The deeds to my property are lost. The solicitors who did the conveyancing in Histon 4 years ago no longer exist. Will I be able to sell the house?
Nowadays there are copies made of almost everything, and your conveyancer should be aware exactly where to find all the suitable paperwork so you may purchase or dispose of your property without any difficulty. If duplicates can’t be located, your conveyancer can put in place insurance or indemnities protecting you against future claims on your property.
I am buying a new build flat in Histon. Conveyancing is a frightening process 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 conveyancing.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Histon
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I was pointed in your direction by a few property agents in Histon to locate a conveyancer using your seach tool. What’s the financial advantage for Estate Agents to market your lawyers ahead of a competitor’s?
We refuse to give any commission for directing people in our direction. We found it would be just too difficult a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Can you offer any advice when it comes to choosing a Histon conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a property lawyer for your lease extension (regardless if they are a Histon conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Histon conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:
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How experienced is the practice with lease extension legislation? What are the costs for lease extension conveyancing?
I bought a basement flat in Histon, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Histon with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 2088
With 62 years left to run the likely cost is going 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 the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
I purchased a flat in Histon last 23/6/2025 and to date it is still not recorded with HMLR. It was part of a new estate and my property lawyer told me that it can take 12 months to complete the registration formalities. I have contacted the Land Registry directly and they have informed me the original application was cancelled due to failure to reply to requisitions. What can I do?
Call your conveyancing practitioner - Where you are unsatisfied with the responses, look up their firm’s complaints process and amplify your concerns to a Complaints Manager. Registrations for Histon conveyancing are not known to be significantly delayed.