I can't travel far from Histon. What is the rationale as to why all Histon conveyancing practitioners are not on all mortgage company panels?
A decade ago most lenders exhibited an attitude to risk which is different from today. The financial regulator in 2010 instigated a thematic review into fraud which in summary warned lenders: know the solicitors on your panel. Accordingly, mortgage companies have since soughtmore information from law firms regarding their operations and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Many law practices have found themselves excluded from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the criteria of amount of transactions the lenders insisted on.
We are looking to buy a flat and need a conveyancing solicitor in Histon who is on the Coventry BS solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Histon.
Should commercial conveyancing searches reveal planned roadworks that could affect a commercial site in Histon?
Many commercial conveyancing solicitors in Histon will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Histon. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Histon.
For every commercial conveyancing transaction in Histon it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Histon commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Histon.
Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who handled the conveyancing in Histon 10 years ago no longer exist. What do I do?
Assuming the title is registered the details of your ownership will be retained by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, find your house and secure current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will also normally retain a certified copy of the Registered Lease and again, a copy can be obtained for a small fee.
The estate agent has sent us the confirmation of our purchase of a new build flat in Histon. Conveyancing is necessary evil 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 legal work.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Histon
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared. 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.
Over the last few months I have been searching for a flat up to £195,000 and identified one round the corner in Histon I like with amenity areas and station in the vicinity, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Histon for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan the shortness of the lease may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.