I have been referred to a conveyancing solicitor in Histon. I I would like to check whether they are on the Halifax approved list of lawyers. Could you help?
The first thing you should do is call the solicitor and ask them if they are on the lender panel. Otherwise you can get in touch with Halifax who may be able to help.
When it comes to lenders such as Aldermore, do Histon lawyers face a yearly amount to be on the conveyancing panel?
We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We have a mortgage agreed in principle with Aldermore. Histon conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from Aldermore?
Some lenders take longer than others. Have Aldermore conducted the valuation? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Kent Reliance have agreed my mortgage in principle, my offer on a house in Histon has been accepted, what happens next?
The property agent will want to be advised as to your lawyer's details (ensure that the property lawyers are on the bank’s approved list). Contact Kent Reliance or the financial adviser and complete any relevant documentation. Kent Reliance will instruct a valuer who will get in contact with the estate agent or seller to schedule a time for the valuation to take place. Once conducted (assuming no problems) it takes on average a fortnight to get a mortgage offer. Kent Reliance will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Histon.
We are selling our house in Histon and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the purchasers instructed a factory type conveyancing practice as opposed to a conveyancing solicitor in Histon. Having lived in Histon for many years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain clarification need.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You must enquire of 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 ailment)
How does conveyancing in Histon differ for new build properties?
Most buyers of new build premises in Histon contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because developers in Histon typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Histon or who has acted in the same development.
I am looking at a couple of flats in Histon both have about fifty years unexpired on the leases. Do I need to be concerned?
There are plenty of short leases in Histon. The lease is a right to use the property for a prescribed time frame. As a lease gets shorter the saleability of the lease decreases and it becomes more costly to extend the lease. This is why it is often a good idea to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease enfranchisement can be a difficult process. We recommend you get professional assistance from a solicitor and surveyor with experience in this field.
I purchased a 1st floor flat in Histon, conveyancing was carried out April 2006. How much will my lease extension cost? Comparable properties in Histon with a long lease are worth £201,000. The ground rent is £45 levied per year. The lease ends on 21st October 2090
You have 64 years unexpired we estimate the price of your lease extension to span between £14,300 and £16,400 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.
What type of property do your Histon conveyancing estimates apply to?
Our conveyancing quotes are only appropriate to standard domestic homes in England & Wales. If you have any different needs for instance industrial or agricultural property or commercial conveyancing in Histon do contact us to consider this further .