I am getting a mortgage with Santander. I intend to employ the services of a Licensed Conveyancer in Histon. Does the Santander Conveyancing panel exclude conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
We are planning to buy with Norwich and Peterborough Building Society. I called into a few high street practices but am unable to find a Histon conveyancing firm on the Norwich and Peterborough Building Society panel. Could you assist?
Please do make the most of the find a conveyancing panel solicitor tool on this site. Pick the mortgage company and type Histon or your location and you will see numerous solicitors based in Histon or nearest you.
I own a semi-detached Edwardian house in Histon. Conveyancing lawyer acted for me and The Mortgage Works. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?
You need to read 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 mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing practitioner who conducted the conveyancing.
I have been on the look out for a ground for flat up to £305k and found one round the corner in Histon I like with amenity areas and railway links in the vicinity, however it only has 51 years unexpired on the lease. I can't really find anything else in Histon in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage the shortness of the lease will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
What tools are available to identify a Histon solicitor on the Accord Mortgages Ltd conveyancing panel? I have a car and am happy to travel upto 10miles to meet the solicitor.
Feel free to make use of the search on this page. Please select a bank and your location and you will see a number of Histon conveyancing lawyers based on proximity. We have listed some Histon conveyancing firms at the bottom of this page and you can contact them to check whether they are on the Accord Mortgages Ltd member panel
Back In 2002, I bought a leasehold flat in Histon. Conveyancing and Bank of Scotland mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Histon who previously acted has now retired. Any advice?
The first thing you should do is contact the Land Registry to be sure that this person is indeed the new freeholder. There is no need to instruct a Histon conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a 2 bed flat in Histon, conveyancing having been completed October 2005. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Histon with a long lease are worth £195,000. The ground rent is £45 levied per year. The lease expires on 21st October 2088
With only 63 years unexpired the likely cost is going to be between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.