I plan on acquiring a maisonette in North Wembley. My Solicitor is not on the bank approved list. Is it possible for me to continue with my North Wembley conveyancing solicitor even though they are not on the lender panel?
You have a couple of choices open to you here
- Complete the deal with your preferred North Wembley lawyer but your mortgage company will no doubt retain a conveyancer from their approved panel. This will result in additional cost and likely frustration.
- Appoint a fresh conveyancing practitioner to conduct the conveyancing, obviously checking they are on the mortgage company conveyancing panel.
- Convince your solicitor to do everything possible to join the mortgage company panel of solicitors
It is is a decade since I purchased my house in North Wembley. Conveyancing lawyers have recently been instructed on the sale but I am unable to find my title deeds. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be with your mortgage company or they may be in the possession of the lawyers who acted in your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in North Wembley involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
I am purchasing a semi-detached house in North Wembley. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in North Wembley you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in North Wembley.
I have justbecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in North Wembley for a purchase of a leasehold flat 9 months ago. How can I check that the property is in my name in the name of the former proprietor?
The easiest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of North Wembley conveyancing specialists.
Is it possible to swap conveyancer as I have to find a firm on the Birmingham Midshires conveyancing list. I had appointed a high street conveyancing solicitor in North Wembley round the corner but he is not approved by Birmingham Midshires
It would be our pleasure to assist you find a conveyancing solicitor in North Wembley on the Birmingham Midshires panel. Please note that the property lawyers that we on the directory do not pay us fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in North Wembley. In utilising the find a conveyancing solicitor tool on this site, you can contrast charges for conveyancing solicitors in North Wembley and beyond.
I today plan to offer on a house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have since been informed that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns buying a house with a leasehold title in North Wembley. Conveyancing lawyers have not yet been appointed. Will they explain the issues?
Most houses in North Wembley are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in North Wembley so you should seriously consider shopping around for a North Wembley conveyancing practitioner and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’spermission to conduct alterations. You may also be required to pay a maintenance charge towards the maintenance of the estate where the property is located on an estate. Your lawyer will advise you fully on all the issues.
I have given up trying to purchase the freehold in North Wembley. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to determine the amount due.
An example of a Lease Extension case for a North Wembley residence is Ground Floor Flat 79 London Road in September 2012. the Tribunal held that the premium payable for the lease extension should be £7,636 This case related to 1 flat. The unexpired lease term was 74 years.