Just contacted my conveyancing lawyer in North Wembley who completed the legal work 18 months ago and wanted a conveyancing estimate based on the same type of home move (a leasehold residence and a freehold property) of similar values with a mortgage from Halifax. It looks as though am now being charged twice the amount. Should I hunt for a cheaper online conveyancer?
The charges are a bit high. If you you were to look around you might shave off some of the cost by say £125. On the other hand, providing that you were satisfied with the conveyancing the firm offered you maylive to regret opting for an a cheaper conveyancer. Remember to be sure the solicitor can also act for Halifax. You can make use of our search tool to locate a North Wembley conveyancing firm on the Halifax conveyancing panel, which can often include conveyancing solicitors in North Wembley.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in North Wembley. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 14/11/2024, the requirements read as follows :
We are due to move house in February. Should my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in North Wembley. Conveyancing solicitor was chosen prior to coming across this page.
On the afternoon of completion you will need to pick up the keys from your property agent but this can only take place when the sellers conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you should advise the removal men that you are ready to move in. We are not in a position to recommend a specific removal company but can help you locate a residential property solicitor in North Wembley or a lawyer that specialises in conveyancing in North Wembley.
We have agreed to purchase a house in North Wembley. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Lloyds your lawyer must check the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook includes minimum conditions for solar panel roof-space leases, and lawyers are required to report to Lloyds where a lease fails to satisfy these requirements. The requirements relate to the installation of panels on properties countrywide and is not limited to North Wembley.
It is unclear whether my lender requires a lease extension. I have called into my local North Wembley building society branch on a couple of occasions and was told they are content with the situation and they would lend. My North Wembley conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the conveyancer is on the mortgage company panel, they must adhere to the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
My friend suggested that if I am purchasing in North Wembley I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your North Wembley conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about North Wembley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding North Wembley.
I am looking for a leasehold apartment up to £245,000 and identified one round the corner in North Wembley I like with open areas and transport links nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in North Wembley for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan that many years will be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
I have recently realised that I have Fifty years left on my lease in North Wembley. I now wish to extend my lease but my landlord is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to prove that you or your lawyers have used your best endeavours to find the lessor. In some cases a specialist should be useful to conduct investigations and to produce a report to be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to proving the landlord’s disappearance and the application to the County Court overseeing North Wembley.
I am the proprietor of a garden flat in North Wembley. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the premium payable for the purchase of the freehold?
Where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the price payable.
An example of a Lease Extension decision 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 was in relation to 1 flat. The remaining number of years on the lease was 74 years.