I am obtaining a mortgage offer from Halifax. I intend to employ the services of a Licensed Conveyancer in Wembley. Does the Halifax Solicitor panel allow for conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Can you explain why leasehold purchase conveyancing in Wembley is more expensive?
The conveyancing costs on a leasehold property in Wembley is inevitably more expensive than on a freehold property. This is because there is an amount of additional investigations necessary in dealing with the landlord and managing agents to obtain information about whether the rent and maintenance charges have been cleared and whether there are any major works due in the near future on repairs or maintenance of the building.
Are all Wembley Conveyancing Quality Solicitors on the Co-operative conveyancing list of approved practices?
It is true that some banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
I have decided to exercise my right to buy my property in Wembley off the council. I have a mortgage agreed with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
Completion of my remortgage has taken place for my property in Wembley. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
What can a local search tell me about the property I am buying in Wembley?
Wembley conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for example Searchflow The local search plays a central part in most Wembley conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Wembley is the location of the property. Can you offer any guidance?
Flying freeholds in Wembley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wembley you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wembley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.