I am the registered owner of a freehold premises in Wembley Park yet charged rent, why is this and what is this?
It is rare for properties in Wembley Park and has limited impact for conveyancing in Wembley Park 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.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
My conveyancer has informed me that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Wembley Park?
The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Wembley Park solicitor on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being difficult. The Wembley Park solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am purchasing a new build house in Wembley Park with a mortgage from Nottingham Building Society. The sellers refused to budge the price so I negotiated 6k of additionals instead. The sale representative advised me not disclose to my solicitor about the extras as it will affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Wembley Park is the location of the property. Can you offer any guidance?
Flying freeholds in Wembley Park are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wembley Park you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wembley Park may decide 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 premises.
How difficult is it to change conveyancer as I need to instruct one who is on the Alliance & Leicester conveyancing panel. I had appointed a high street conveyancing solicitor in Wembley Park round the corner but she is not approved by Alliance & Leicester
It would be our pleasure to help you select a conveyancing solicitor in Wembley Park on the Alliance & Leicester panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Wembley Park. In making use of search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Wembley Park.
My father-in-law has encouraged me to appoint his conveyancing solicitors in Wembley Park. Should I find my own conveyancer?
There are no two ways about it the ideal way to choose a conveyancing solicitor is to seek recommendations from friends or family who have actually used the conveyancer you're contemplating using.