Our Histon conveyancer has discovered a difference when comparing the information in the home valuation survey and what is revealed within the title deeds. My solicitor says that he needs to check that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance appropriate?

Your must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I require quick conveyancing in Histon as I am under an ultimatum to sign on the dotted line in less than 4 weeks. Fortunately I do not need a mortgage. Can I avoid the conveyancing searches to save money and time?

If.Given you are not obtaining a home loan you have the choice not to have searches conducted although no law firm would suggest that you don't. With plenty of history conveyancing in Histon the following are examples of what can show up and adversely impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...

I purchased a semi-detached Georgian property in Histon. Conveyancing lawyer acted for me and . I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the matching address. Is it worth asking to clarify?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner 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 buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing practitioner who completed the work.

In what way does the Landlord & Tenant Act 1954 affect my business offices in Histon and how can you help?

The 1954 Act affords security of tenure to business leaseholders, giving them the dueness to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Histon

My wife and I may need to rent out our Histon ground floor flat temporarily due to a career opportunity. We instructed a Histon conveyancing practice in 2004 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?

Your lease governs relations between the freeholder and you the flat owner; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Histon do not contain strict prohibition on subletting – such a provision would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

I am the registered owner of a ground floor flat in Histon, conveyancing having been completed 3 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Histon with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ceases on 21st October 50

You have 50 years unexpired the likely cost is going to range between £36,100 and £41,800 as well as costs.

The figure 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 tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.