It is a dozen years since I bought my property in Wembley. Conveyancing lawyers have now been appointed on the sale but I am unable to track down my deeds. Is this a problem?
Don’t worry too much. First the deeds may be with your lender or they may be archived with the conveyancers who handled your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Wembley relates to registered property but in the rare situation where your property is unregistered it is more problematic but is not insurmountable.
What happens if my lawyer’s firm is removed from the HSBC Solicitor panel ahead of completing my conveyancing in Wembley?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Should commercial conveyancing searches reveal planned roadworks that may impact a commercial land in Wembley?
Many commercial conveyancing solicitors in Wembley will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Wembley. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wembley.
For every commercial conveyancing transaction in Wembley it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Wembley commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Wembley.
Over the last few months I have been searching for a flat up to £195,000 and identified one near me in Wembley I like with amenity areas and railway links in the vicinity, the downside is that it's only got 51 years on the lease. There is not much else in Wembley suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan the shortness of the lease will be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
How varied are the property related services that Wembley conveyancing practices handle?
Generally most Wembley conveyancing solicitors tend to conduct a broad spectrum of assistance to domestic and agricultural land owners, vendors, first time buyers, landlords and leaseholders and you can expect them to offer expert advice on some of the following services:
Home sale conveyancing in Wembley or nationwide
House purchase conveyancing in Wembley and further afield
Property division, resulting from divorce or breakdown of a relationship Option Agreements and conditional Contracts Key worker schemes Unregistered property conveyancing in Wembley - voluntary registration of ownership