Me and my partner are buying a property in Wembley. I might seem paranoid but how we can trust a solicitor? On completion day we will need to deposit money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Last month we had a mortgage agreed in principle with HSBC. Wembley conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from HSBC?
There is no definitive answer here. Have HSBC completed the survey? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Nottingham have agreed my home loan in principle, my bid on a flat in Wembley has been accepted, now what?
Your estate agent will wish to know who your solicitors are (be sure the lawyers are on the lender’s panel). Contact Nottingham or the financial adviser and complete any relevant forms. Nottingham will appoint a valuer who will get in touch with the estate agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Nottingham will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Wembley.
I am purchasing a new build house in Wembley with a loan from Yorkshire Building Society. The sellers refused to reduce the price so I negotiated 6k of extras instead. The house builders rep suggested that I not reveal to my solicitor about the extras as it could put at risk my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My husband and I are new on the property ladder - had an offer accepted, but the selling agent informed us that the owners will only issue a contract if we instruct their preferred lawyers as they are insisting on an ‘expedited deal’. We would rather use a high street solicitor used to conveyancing in Wembley
We suspect that the seller is unaware of this demand. If they want ‘a quick sale', alienating a genuine purchaser is counter productive. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to appoint your preferred Wembley conveyancing lawyers - not the ones that will provide their estate agent a referral fee or achieve conveyancing thresholds set by head office.
Having checked my lease I have discovered that there are only 68 years remaining on my lease in Wembley. I now wish to get lease extension but my freeholder is missing. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to track down the landlord. In some cases a specialist may be helpful to try and locate and prepare an expert document which can be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a property lawyer both on investigating the landlord’s absence and the vesting order request to the County Court covering Wembley.
Having spent months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Wembley. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We are happy to put you in touch with a Wembley conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Wembley residence 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 remaining number of years on the lease was 74 years.
I've found a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have subsequently discovered that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Wembley. Conveyancing advisers have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Wembley ?
The majority of houses in Wembley are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Wembley in which case you should be looking for a Wembley conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’spermission to conduct alterations. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer should report to you on the legal implications.