I am due to exchange buying a house in Wembley but as a result of wreckage from the recent storms I have managed to agree recompense from the current proprietors in the sum of £2k taking the form of a reduction in the price. This was going to be addressed as part of the conveyancing process but Coventry BS are not allowing this. Why were they approached?
Any conveyancing practitioner being on the Coventry BS conveyancing panel is obliged to inform Coventry BS of any changes to the purchase price. If you were to refuse your solicitor to disclose the reduction to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new conveyancer for your conveyancing in Wembley.
Me and my partner are buying a property in Wembley. I might seem paranoid but how we can trust a conveyancer? On the day of competition we will need to deposit money into their account. What is the protection 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.
My aunt advised me that in buying a property in Wembley there could be various restrictions limiting what one can do in terms of external changes to the property. Is this right?
There are a number of properties in Wembley which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Wembley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Planning on purchasing a maisonette in Wembley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS 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 Wembley lawyer is on the Coventry BS conveyancing panel.
A relative advised me that if I am purchasing in Wembley I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Wembley conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about Wembley around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Wembley Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Wembley Education with maps and statistics, Local Amenities and other useful data about Wembley.
The deeds to my home are lost. The solicitors who did the conveyancing in Wembley 5 years ago are no longer around. Will I be able to sell the house?
As long as the title is registered the information relating to your proprietorship will be recorded by HMLR with a Title Number. It is easy to carry out a search at the Land Registry, identify your house and order up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be obtained for a small fee.
Due to the advice of my in-laws I had a survey completed on a property in Wembley before instructing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders will refuse to issue a loan on a flying freehold home.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wembley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wembley to see if the conveyancing costs will increase in light of this.
I am intending to sublet my leasehold flat in Wembley. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Even though your last Wembley conveyancing solicitor is not available you can review your lease to see if you are permitted to let out the property. The rule is that if the deeds are silent, subletting is allowed. There may be a precondition that you are obliged to obtain consent from your landlord or other appropriate person in advance of subletting. The net result is that you cannot sublet in the absence of first obtaining consent. Such consent must not not be unreasonably refused ore delayed. If the lease does not allow you to sublet you will need to ask your landlord for their consent.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Wembley conveyancing firm to assist?
Most certainly. We can put you in touch with a Wembley conveyancing firm who can help.
An example of a Lease Extension case for a 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 related to 1 flat. The unexpired term as at the valuation date was 74 years.