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FACT : Wembley Park Conveyancing Solicitors Know more about Conveyancing in Wembley Park

Reasons to use our Wembley Park conveyancing solicitors

  • 1 Wembley Park lawyers have a crucial advantage when it comes to Wembley Park conveyancing as they have important local knowledge of local authority requirements, planning policies and other issues that will affect your sale or purchase
  • 2 The hallmark of our conveyancing solicitors in Wembley Park is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) sometimes falls short of the high standards of professionalism you would hope for.
  • 3 Conveyancer conveyancing firms have valuable personal connections with Wembley Park estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 4 Low cost packages from online conveyancers might seem attractive. However, these firms are often located hundreds of kilometers away with little appreciation of the factors that impact property transactions in Wembley Park
  • 5 There is a better than average chance that the the conveyancers for the other party have offices in Wembley Park - if so both parties are likely to be familiar

Examples of recent conveyancing in Wembley Park since February 2024*

Recently asked questions about conveyancing in Wembley Park

I do hope you can assist me. My Wembley Park solicitor is advising me that he is legally obliged toconduct Wembley Park conveyancing searches asthe firm are on the Lloydsconveyancing panel. Do I not have any say here?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Wembley Park conveyancing searches.

We had chosen conveyancers locally in Wembley Park on the Skipton solicitor approved list. They are now charging me a further charge for dealing with the Skipton mortgage. Is this a supplemental conveyancing fee specified by Skipton?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer may charge a fee for this. This fee is not set by Skipton but by your Wembley Park solicitor. Plenty of firms on the Skipton panel will quote ’dealing with mortgage’ fee and others do not.

I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Wembley Park solicitor on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Virgin Money has sent the Land Registry the discharge electronically, and
  3. Virgin Money has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Virgin Money mortgage has been paid off.

After what feels like an age I have had an offer on a flat in Wembley Park agreed to, the owners do nevertheless have a tied purchase. The vendors have offered on a property, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Wembley Park. What do I do now? At what point do I apply for the mortgage with Nationwide?

It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then survey, Wembley Park conveyancing search charges, etc). The first thing to do is ensure that your conveyancer is on the Nationwide approved list. Regarding the next phase this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. During a hot market many home buyers will apply for the mortgage with Nationwide and arrange for the valuation and only if it was satisfactory would they request their solicitor to move forward with searches.

What will a local search tell me concerning the property we're purchasing in Wembley Park?

Wembley Park conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search plays a central role in many a Wembley Park conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search will provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

It has been three months following my purchase conveyancing in Wembley Park concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

We're novice buyers - agreed a price, but the selling agent informed us that the vendor will only proceed if we appoint the agent's preferred conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Wembley Park

It is highly unlikely the vendors are driving this. If they want ‘a quick sale', alienating a serious purchaser is likely to cause more damage than good. Contact the owners directly and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to instruct your own,trusted Wembley Park conveyancing firm - not the ones that will provide their estate agent a referral fee or achieve conveyancing thresholds pre-set by head office.

I am employed by a busy estate agent office in Wembley Park where we have experienced a few leasehold sales derailed due to leases having less than 80 years remaining. I have received conflicting advice from local Wembley Park conveyancing firms. Could you confirm whether the owner of a flat can instigate the lease extension formalities for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Having spent months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Wembley Park. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

if there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the LVT to arrive at the amount due.

An example of a Lease Extension case for a Wembley Park premises is Ground Floor Flat 69 Clifton Avenue in March 2012. the Tribunal determined that the premium payable for the new lease was £5,932 This case affected 1 flat. The unexpired term as at the valuation date was 76.06 years.

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Commercial Conveyancing solicitors in Wembley Park regulated by the SRA

The firms listed below are a small selection of solicitors in Wembley Park with expertise in commercial conveyancing in Wembley Park. This should include advice on commercial leases including all matters relating to landlord and tenant law
  • Birdy & Co, 112 Wembley Park Drive, Wembley Park, Middlesex, HA9 8HP
  • Colvin & Partners, 1 Olympic Way, Wembley, Middlesex, HA9 0NP
  • Christopher Mathew Solicitors, 1 Olympic Way, Wembley, Middlesex, HA9 0NP
  • Gurusinghe & Co, 1 Olympic Way, Wembley, Middlesex, HA9 0NP
  • Hameed & Co, 4 Grand Parade, Forty Avenue, Wembley Park, Wembley, Middlesex, HA9 9JS

Domestic Licensed Conveyancers in Wembley Park regulated by the Council of Licensed Conveyancers

Please note that the listed conveyancers do not limit their work for conveyancing in Wembley Park but also conveyancing throughout England and Wales.
  • Quality Conveyancing Ltd, Westgate House, W5 1YY
  • Home 2 Home Property Lawyers Limited, 32 Millais Gardens, HA8 5SY
  • Ldn Conveyancing Ltd, 3 Acton Hill Mews, W3 9QN
  • House Owners Conveyancers Limited, 56 Windermere Avenue, N3 3RA
  • House Owners Conveyancers Limited, Dephina House, N3 2JU

Planning law solicitors in Wembley Park regulated by the Solicitors Regulation Authority

The list below is a small selection of solicitors in Wembley Park specialising in planning law. This will likely include advice on tree preservation orders
  • Hb Public Law Ltd, Civic Centre, Station Road, Harrow, Middlesex, HA1 2UH
  • Harold Benjamin, Hill House, 67-71 Lowlands Road, Harrow, Middlesex, HA1 3EQ
  • Pindoria Solicitors Limited, 1st Floor, 502 Honeypot Lane, Stanmore, Middlesex, HA7 1JR
  • Moerans, 123 Station Road, Edgware, Middlesex, HA8 7JR
  • Yugin & Partners, Jubilee House, Merrion Avenue, Stanmore, Middlesex, HA7 4RY

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.