Due to move into my new home in North Wembley next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?
Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These obligations are not unique to conveyancing in North Wembley.
We see that you have a search directory listing law firms on the UBS conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in North Wembley?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in North Wembley.
We are buying a property in North Wembley. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to send funds into their account. What protection do we have from them run away with our money?
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.
I am helping my niece sell her house in North Wembley. Will the solicitor order the EPC or do I organise this?
Following the abolition of Home Packs, EPC’s was maintained a compulsory component of selling a house. An energy assessment must be to hand before the property is advertised. It is not as aspect of the sale process that law firms ordinarily organise. Where you are using a North Wembley conveyancing practitioner they may be able to arrange energy performance certificates given their contacts with long established North Wembley accredited person
Intending to buy a flat in North Wembley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the North Wembley conveyancer is on the Lloyds conveyancing panel.
Me and my brother have a renovated Victorian property in North Wembley. Conveyancing lawyer represented me and Virgin Money. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in North Wembley and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing practitioner who conducted the work.
My wife and I purchased a leasehold house in North Wembley. Conveyancing and Clydesdale mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1998. The conveyancing practitioner in North Wembley who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of HMLR to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a North Wembley conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have had difficulty in negotiating a lease extension in North Wembley. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing landlord or where there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the sum to be paid.
An example of a Lease Extension matter before the tribunal 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 affected 1 flat. The unexpired term was 74 years.
I today discovered that one of the partners of the law firm handling the purchase conveyancing in North Wembley is a relative of the vendor. Is this allowed?
As long as no conflict arises this is allowable. If you are requiring a mortgage then the bank may have a say as many banks have specific requirements concerning this. For example for Clydesdale Bank as of 28/4/2025, the requirements read as follows :