Is the fact that my solicitor in Wembley is not listed on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Wembley conveyancing firm and enquire why they are no longer on the approved list for your lender.
My partner and I are acquiring a newly built duplex in Wembley and my conveyancer is informing me that she has to the mortgage company to reveal incentives from the developer. I am nearing the developer’s deadline to sign contracts and my preference is not to prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Can I use your services to find a Conveyancing solicitor in Wembley even where I’m not purchasing or disposing of a house, for instance if I intend to buy a shop in Wembley with a loan from Platform Home Loans Ltd?
Our comparison service is mainly there to select residential conveyancing solicitors in Wembley but we have set out towards the end of this page a few Wembley commercial conveyancing firms. You will need to make contact with the solicitors directly to establish if they can also act for Platform Home Loans Ltd
Our lender has suggested a law firm on their panel based in Wembley but I would rather choose a conveyancing lawyer in Wembley or nearer to where I live. Can you assist?
It is by no means the case that all Wembley conveyancing practitioners are on all lender’s conveyancing panel. Use our search tool to find a Wembley conveyancing firm on the on the mortgage company panel.
I am buying a victorian detached house in Wembley. Our aim is to convert the garage to a playroom at the house.Will legal due diligence on the property include investigations to determine if these works were previously refused?
Your solicitor will review the deeds as conveyancing in Wembley will on occasion identify restrictions in the title deeds which restrict categories of changes or necessitated the consent of a 3rd party. Some works require local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
Does a directory service exist listing Barclays panel solicitors in Wembley on the Building Society Association’s Website?
No. There is no such tool on the CML or Building Society Association websites. Very few banks make their panel listings available online. If you are looking for a Wembley property lawyer on the Barclays please make the most of our facility.
I currently have a mortgage with RBS for my property in Wembley. Conveyancing has been completed some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?
RBS must be informed of your intention prior to renting your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel lawyer.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Wembley is where the house is located. Can you offer any guidance?
Flying freeholds in Wembley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wembley you must be sure that your lawyer goes 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 ascertain 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.
