Me and my fiance are hoping to purchase a 2 bedroom apartment in Wembley with a mortgage. We have a Wembley solicitor, however the bank says she’s not on their "panel". It seems we have no choice but to select one of the mortgage company panel firms or continue with our Wembley solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Wembley conveyancing solicitor to apply to be on the conveyancing panel.
The Wembley conveyancing firm that I appointed last week on my house acquisition in Wembley have suddenly shut down. I only went with them because I had to have a lawyer on the Yorkshire BS conveyancing panel and my previous Wembley lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
I require fast conveyancing in Wembley as I have an ultimatum to complete inside 3 weeks. Thankfully I do not need a mortgage. Can I escape the need for conveyancing searches to save money and time?
As you are not taking a home loan you have the choice not to do searches although no law firm would advise that you don't. With lots of history conveyancing in Wembley the following are instances of what can crop up and therefore affect future saleability: Enforcement Notices, Overdue Fees, Outstanding Grants, Railway Schemes,...
About to purchase a new build apartment in Wembley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Wembley
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I decided to have a survey done on a house in Wembley before appointing lawyers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some banks tend refuse to give a loan on a flying freehold property.
It varies from the lender to lender. Santander has different instructions from Halifax. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wembley. Conveyancing will be smoother if you use a solicitor in Wembley especially if they are familiar with such properties in Wembley.
I'm refinancing my existing home to a buy to let mortgage with Nottingham Building Society and intend to use the remaining equity as a deposit on further house. The location we are looking at is Wembley. Will your solicitors be able to act for both sets of banks and link together the transactions?
Make use of our search tool on this site to ensure that the solicitors are on the relevant lender panels. Having checked that they are your solicitor should be able to connect the two deals but you should talk with you solicitor and make clear your expectations and requirements.