Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Histon so that I can attend their offices if necessary.
As opposed to 15 years ago, most lenders no longer oblige their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to provide identification documents and there are still distinct benefits to using a local practitioner, in your situation a conveyancing solicitor in Histon.
When it comes to mortgage companies such as RBS, do Histon solicitors have to pay an annual charge to be on the list of approved solicitors?
We are unaware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
Completion of my purchase has taken place for my property in Histon. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Barclays have agreed my mortgage in principle, my bid on a flat in Histon has been agreed to, what happens next?
Your property agent will wish to be advised as to your property lawyer's details (ensure that the conveyancers are on the bank’s approved list). Contact Barclays or your broker and finalise any appropriate forms. Barclays will sellect a valuer who will get in touch with the selling agent or vendor to arrange a slot for the valuation to occur. Once carried out (assuming no problems) it takes on average ten days to get a mortgage offer. Barclays will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Histon.
I am selling our property in Histon and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the purchasers are using an online conveyancing firm as opposed to a conveyancing solicitor in Histon. We have lived in Histon for six years we know of no issue. Do we get in touch with our local Authority to seek confirmation need.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You should 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 sickness)
I have recentlybecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Histon for a purchase of a leasehold flat 18 months ago. How can I establish that the property is in my name in the name of the previous owner?
The easiest way to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Histon conveyancing specialists.
How does conveyancing in Histon differ for newly converted properties?
Most buyers of new build property in Histon come to 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 tend to buy 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 conveyancers 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.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in Histon I like with open areas and station in the vicinity, the downside is that it only has 51 years on the lease. There is not much else in Histon in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.