I am not well enough to travel far from Wembley Park. I would like to know the logic why all Wembley Park lawyers are not on all mortgage company panels?
Mortgage Companies tend to restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such criteria being that the firm is required to have at least two partners. As well as restricting the type of firm, some banks for instance HSBC made a decision to limit the size of their panel they permit to represent them. It is worth noting that mortgage companies have no liability for the quality of conveyancing given by any Wembley Park conveyancer on their approved list. Increases in mortgage fraud was the main trigger for the rationalisation of conveyancing panels a few years ago even though there are differing opinions about whether solicitors sat at the center of that fraud. Statistics published by the Land Registry indicates that thousands of law organisations only carry out a couple of conveyances annually. Those supporting conveyancing panel cuts question why conveyancing firms deserve claim to be listed on a bank panel when clearly conveyancing is not their primary expertise?
My son is in the process of securing a house that has just been built in Wembley Park with a mortgage from HSBC. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the HSBC conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are buying a 4 bedroom semi-detached house in Wembley Park. Our aim is to convert the garage to a playroom at the property.Will legal work on the property include checks to ascertain if these works were previously refused?
Your solicitor should check the registered title as conveyancing in Wembley Park can occasionally identify restrictions in the title documents which restrict certain alterations or require the permission of a 3rd party. Many additions require local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.
Can I be sure that the Wembley Park conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Wembley Park getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer conducting your transaction.
I am currently in the process of buying my council flat in Wembley Park. I have a mortgage agreed with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
five months have elapsed following my purchase conveyancing in Wembley Park took place. I have checked the Land Registry website which shows that I paid £175,000 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 residence 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.
Due to the encouragement of my in-laws I had a survey completed on a property in Wembley Park ahead of retaining lawyers. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies will not grant a mortgage on this type of premises.
It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to 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 Park. Conveyancing may be slightly more expensive based on your lender's requirements.
I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great price which is making it all the more appealing. I have since been informed that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Wembley Park. Conveyancing solicitors have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Wembley Park ?
Most houses in Wembley Park are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Wembley Park so you should seriously consider shopping around for a Wembley Park conveyancing solicitor and be sure that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’sconsent to conduct alterations. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the property is located on an estate. Your solicitor will report to you on the legal implications.
Having spent months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Wembley Park. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We can put you in touch with a Wembley Park conveyancing firm who can help.
An example of a Lease Extension decision for a Wembley Park flat 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 related to 1 flat. The unexpired residue of the current lease was 76.06 years.