Just been in touch with my conveyancing solicitor in North Wembley who acted for me two years ago asking for a conveyancing costs illustration based on the same type of home move (a leasehold property and a freehold property) of almost identical values with a loan from The Mortgage Works. It looks as though am now being quoted double. Should I hunt for an alternative property lawyer?
The quote is fractionally on the expensive side. If you you were to look around you might get the conveyancing a bit cheaper by as much as £125. On the other hand, if you were pleased with the conveyancing the firm gave you maycome to regret choosing an an unknown lawyer. If is important to enquire that the firm can represent The Mortgage Works. Do use our search tool to locate a North Wembley conveyancing firm on the The Mortgage Works member panel, which can often include conveyancing solicitors in North Wembley.
It is a dozen years since I purchased my property in North Wembley. Conveyancing lawyers have recently been appointed on the sale but I can't track down my title documents. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be kept by the lender or they could still be with the solicitor who acted in your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in North Wembley involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
I am helping my step-mother sell her flat in North Wembley. Will the solicitor commission an EPC or it is for me to coordinate?
After the demise of HIPs, energy assessments became a compulsory component of selling a house. An EPC needs to be commissioned prior to the property being marketed. This is not something that law firms normally arrange. If you are using a North Wembley conveyancing solicitor they may help arrange EPC’s given their relationships with long established North Wembley providers
When it comes to mortgage companies such as TSB, do North Wembley property lawyers incur an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being problematic. The North Wembley solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Due to the guidance of my in-laws I had a survey completed on a house in North Wembley in advance of retaining lawyers. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some lenders may refuse to issue a loan on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in North Wembley. Conveyancing will be smoother if you use a solicitor in North Wembley especially if they are familiar with such properties in North Wembley.
Having checked my lease I have discovered that there are only Sixty One years remaining on my lease in North Wembley. I now want to extend my lease but my landlord is absent. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to locate the lessor. On the whole an enquiry agent should be helpful to try and locate and to produce an expert document which can be accepted by the court as evidence that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to proving the landlord’s absence and the application to the County Court covering North Wembley.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a North Wembley conveyancing firm to assist?
Most certainly. 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 flat 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 term was 74 years.