We were just about to exchange contracts for a ground floor flat in Wembley. We have hit a snag. The mortgage offer with Chelsea Building Society expires on 29/9/2025 but the owners are suggesting a completion date of 1/10/2025. Can one prolong the loan offer?
The best person to address this question is your solicitors who should calculate if he or she is corresponding with the lender, seller’s representatives, property agents or possibly all parties given the circumstances your transaction as of today.
I am assisting my sister sell her property in Wembley. Does the solicitor commission the energy performance certificate or it is for the seller to see to?
After the demise of Home Information Packs, energy performance certificates was maintained a compulsory part of moving property. An energy performance certificate must be commissioned in advance of the property being marketed. It is not as aspect of the sale process that law firms ordinarily organise. Where you are instructing a Wembley conveyancing solicitor they might be able to arrange energy assessments due to their relationships with reputable local assessors
I have paid off my mortgage with Principality. I assume I don't need a Wembley conveyancer on the Principality panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I have a mortgage with Lloyds for my property in Wembley. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval prior to letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel lawyer.
Should commercial conveyancing searches reveal impending roadworks that could affect a commercial site in Wembley?
Its becoming the norm that commercial conveyancing solicitors in Wembley will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Wembley. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wembley.
For every commercial conveyancing transaction in Wembley it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Wembley commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Wembley.
I am looking for a leasehold apartment up to £245,000 and identified one near me in Wembley I like with a park and station nearby, the downside is that it only has 51 years on the lease. There is not much else in Wembley for this price, so just wondered if I would be making a mistake buying a short lease?
If you need a mortgage that many years will be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
I am a sole trader hoping to lease a unit on the high street. Can you recommend conveyancers offering fixed fees for commercial conveyancing in Wembley for less than 1500k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Wembley, including the disposal and purchase of businesses as well as simply premises. If you are hoping to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right solicitor. As for the charges these will vary based on the structure and terms of the proposed transaction. Let us have your details or telephone us so that we may supply you with comprehensive commercial conveyancing quote.
Me and my wife are expecting to exchange buying a property in Wembley but as a consequence of damage from the recent storms I have agreed compensation from the seller of £2k by way of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process yet the bank will not permit this. Why were they approached?
Your lawyer being on a bank approved list is obliged to disclose to the mortgage company of any amendments to the sale amount. In the event that you did not allow your conveyancer to report the price change to your bank then they would need to refrain from representing you and the lender.