My financial adviser has requested my North Wembley law firm’s panel reference for the Santander conveyancing panel. How do I find this out. I have called my local North Wembley branch but they have not got back to me yet.
Have you tried speaking to your North Wembley conveyancing practitioner about this?. They keep a central record lender panel numbers.
We are planning to move house in August. Does my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you put forward a removal company in North Wembley. Conveyancing lawyer was found before I stumbled across your website.
On the afternoon of completion you will need to collect the house keys from your estate agent but this can only happen after the previous owners solicitors advise the agent that the monies to complete are in and the keys can be collected. You can inform the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can help you choose a conveyancing in North Wembley or a firm with expertise in conveyancing in North Wembley.
We have a mortgage agreed in principle with Nationwide. North Wembley conveyancing practitioners were selected. What is the average time that one could expect to receive a mortgage offer from Nationwide?
There is no definitive answer here. Have Nationwide completed the survey? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My sealed bid on a detached house in North Wembley has been agreed to, but there is a chain. The sellers have placed an offer on a flat, however it’s not yet tied up, and are looking at other flats in the pipeline. I have instructed a high street conveyancing solicitor in North Wembley. What should be my next step? When do I get the mortgage application with Nationwide started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then survey, North Wembley conveyancing search costs, etc). First, you should check that your property lawyer is on the Nationwide conveyancing panel. Regarding the subsequent steps this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. During a buoyant market the majority of buyers would apply for the mortgage with Nationwide and arrange for the valuation and only if it comes back ok would they pay their conveyancer to proceed with searches.
My partner and I are downsizing from our house in North Wembley and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the buyers used an online conveyancing outfit rather than a conveyancing solicitor in North Wembley. Having lived in North Wembley for six years we know that this is a non issue. Should we contact our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You should check with 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 illness)
We are a couple of weeks into a freehold purchase having been directed to solicitors by the high street agent to handle our conveyancing in North Wembley. I am not happy. Could you help me find new conveyancers?
A conveyancer would need to be very bad to suggest replacing them. Has your mortgage been issued? In the event that it has you must advise them of the replacement lawyer and have the mortgage documents are re-issued. Your solicitor ideally should be on the lenders panel to avoid added expenses and frustration. So that should be your starting point. The find a solicitor tool should help you find a lender approved conveyancer for your conveyancing in North Wembley
I own a leasehold house in North Wembley. Conveyancing and Skipton Building Society mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1992. The conveyancing practitioner in North Wembley who previously acted has long since retired. Any advice?
The first thing you should do is make enquiries of the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a North Wembley conveyancing practitioner to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the leaseholder of a first floor flat in North Wembley. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
if there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the sum to be paid.
An example of a Lease Extension decision for a North Wembley premises 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 affected 1 flat. The unexpired term as at the valuation date was 74 years.