It is is a decade since I bought my home in North Wembley. Conveyancing lawyers have just been retained on the sale but I am unable to find the title documents. Will this jeopardise the sale?
You need not be too concerned. First there is a possibility that the deeds will be retained by your mortgage company or they could be in the possession of the solicitor who handled the purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in North Wembley involves registered property but in the rare situation where your property is not registered it is more problematic but is not insurmountable.
I have been told that property searches are the primary reason for obstruction in North Wembley house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays during the legal transfer of property. Searches are unlikely to feature in any holding up conveyancing in North Wembley.
I have todaybecome aware that Wolstenholmes have been shut down. They carried out my conveyancing in North Wembley for a purchase of a leasehold flat 12 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The quickest 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.
I'm purchasing my first flat in North Wembley with a loan from Nationwide Building Society. The developers refused to reduce the amount so I negotiated 6k of additionals instead. The property agent suggested that I not to tell my solicitor about the deal as it may put at risk my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. North Wembley is the location of the property. Can you offer any advice?
Flying freeholds in North Wembley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside North Wembley you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Wembley may determine 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 property.
My step-father has encouraged me to use his lawyers for conveyancing in North Wembley. Should I use them?
No doubt the ideal way to find a conveyancing lawyer is to have recommendations from friends or relatives who have used the solicitor that you are considering.