Having sold my house in Histon last November yet the purchaser is SMS messaging me to say his conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?
Following your house sale your solicitor is committed to deliver the transfer deeds and all of the paperwork to the purchaser's solicitors. If applicable, your conveyancer should also confirm that the mortgage has been paid off to the buyers lawyers. There is unlikely to be post completion procedures unique to conveyancing in Histon.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Histon conveyancer on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I am selling my apartment. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being a right pain. The Histon solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My offer was accepted on a property in Histon on 27/2/2026, valuation was booked 4 days after, received a clean bill of health. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
What can a local search reveal about the house I am purchasing in Histon?
Histon conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for instance Searchflow The local search is essential in every Histon conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
Am I best advised to choose a Histon conveyancing lawyer based in the vicinity that I am purchasing? I have an old university friend who can deal with the legal formalities but his firm is located 200miles drive away.
The benefit of a high street Histon conveyancing firm is that you can pop in to execute documents, hand in your identification documents and apply pressure on them where appropriate. Having local Histon know how is a bonus. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were impressed that should surpass using an unfamiliar Histon conveyancing solicitor just because they are local.
I only have 62 years unexpired on my flat in Histon. I now want to get lease extension but my landlord is can not be found. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to find the lessor. In some cases an enquiry agent would be helpful to try and locate and to produce a report which can be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to devolving into the landlord’s absence and the vesting order request to the County Court covering Histon.
I am the registered owner of a studio flat in Histon, conveyancing was carried out in 1996. Can you work out an approximate cost of a lease extension? Comparable flats in Histon with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ceases on 21st October 2097
With only 71 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.
Why can I not complete our conveyancing in Histon on Easter Monday?
Because on completion the money will pass between the banks of the purchaser and owner’s conveyancing practitioner and currently this can only take place on a working day. It is not possible to complete on a weekend either.