Is the fact that my conveyancer in Wembley is not identified on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Wembley conveyancing firm and ask them why they are no longer on the approved list for your bank.
I purchased a freehold house in Wembley but still charged rent, why is this and what is this?
It is rare for properties in Wembley and has limited impact for conveyancing in Wembley but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
I am helping my niece sell her flat in Wembley. Will the solicitor order the energy performance certificate or do I organise this?
After the abolition of HIPs, EPC’s was maintained a mandatory element of selling a property. An EPC should be to hand in advance of the property being advertised. This is not a task that law firms normally organise. Where you are instructing a Wembley conveyancing lawyer they may be able to arrange energy assessments given their contacts with long established local accredited person
I'm the only recipient of my late father’s estate with all property in now in my sole name, including the house in Wembley. Conveyancing formalities meant that the Land Registry date was in June. I now wish to sell up. I do know about the CML six month 'rule', meaning my property ownership will be regarded the same way as though I had purchased the property in June. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How practical a view lenders take of it, depend on the lender as this requirement is primarily there to capture the purchase and immediately sell or the flipping of property.
We are getting the release of further funds on our home loan from Yorkshire BS as we intend to conduct alterations to our property in Wembley. Are we obliged to appoint a bricks and mortar Wembley solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?
Yorkshire BS don't usually appoint a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS conveyancing panel.
I require expedited conveyancing in Wembley as I have a deadline to exchange contracts in less than one month. A mortgage is not required. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a cash purchaser you have the choice not to have searches carried out although no conveyancer would recommend that you don't. With lots of history conveyancing in Wembley the following are instances of what can appear and therefore impact future saleability: Refused Planning Applications, Overdue Charges, Overdue Grants, Unadopted Roads,...
Me and my brother have a 4 bedroom Victorian property in Wembley. Conveyancing solicitor represented me and Halifax. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wembley and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing solicitor who completed the work.
Having had my offer accepted I require leasehold conveyancing in Wembley. Before I get started I require certainty as to the unexpired term of the lease.
If the lease is registered - and most are in Wembley - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I own a two-bedroom flat in Wembley. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium payable for the purchase of the freehold?
if there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the amount due.
An example of a Lease Extension decision for a 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 was in relation to 1 flat. The unexpired term was 74 years.