Can you vouch for a Lloyds TSB Bank approved North Wembley conveyancing conveyancer that can complete within two weeks? Am I best advised to choose a high street North Wembley practice or an online conveyancer?
We can recommend some very good North Wembley conveyancing firms. You can also walk up the main road in North Wembley. Approach a couple of firms and request to speak with a conveyancing solicitor for a quote. Discuss your requirements together with your reasons and ask for a commitment on your deadline. Choose the one that you are most comfortable with.
I am considering remortgaging my house in North Wembley, does my lawyer have to be on the Bank of Ireland Conveyancing panel?
In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I used Stirling Law several years ago for my conveyancing in North Wembley. I now require my file however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in North Wembley of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My wife and I purchased a leasehold house in North Wembley. Conveyancing and Barclays mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1991. The conveyancing solicitor in North Wembley who previously acted has now retired. What should I do?
First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a North Wembley conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a North Wembley conveyancing firm to act on my behalf?
Absolutely. We can put you in touch with a North Wembley conveyancing firm who can help.
An example of a Lease Extension decision for a North Wembley property is Ground Floor Flat 79 London Road in September 2012. the Tribunal held that the premium payable for the lease extension should be £7,636 This case related to 1 flat. The unexpired lease term was 74 years.
We are in the process of buying a house in North Wembley. Conveyancing is not over but we wish to have our purchase price a secret from the likes of Rightmove. How can this be done?
HM Land Registry by statute are bound to specify price paid information on a register of the title for residential properties nationwide including properties in North Wembley. The Title Register is a public document, so the Land Registry would be breaching their statutory obligations excluded specific properties such as the property in North Wembley.
You can ask the Land Registry to hide the amount paid entry but the answer would be in the negative.