Is the fact that my conveyancer in Wembley Central is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Wembley Central conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
four months have elapsed following my purchase conveyancing in Wembley Central took place. I have checked the Land Registry website which shows that I paid £200,000 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 property 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.
How does conveyancing in Wembley Central differ for newly converted properties?
Most buyers of new build residence in Wembley Central contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because developers in Wembley Central typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Wembley Central or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a house in Wembley Central prior to appointing lawyers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies may refuse to issue a loan on such a home.
It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. Should you wish to telephone us we can look into this further via 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 Central. Conveyancing will be smoother if you use a solicitor in Wembley Central especially if they are acquainted with such properties in Wembley Central.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Wembley Central and how can your lawyers assist?
The 1954 Act gives protection to business tenants, granting the dueness to make a request to court for a renewal tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act for protection and handle your commercial conveyancing in Wembley Central
I want to rent out my leasehold flat in Wembley Central. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
Your lease governs the relationship between the landlord and you the leaseholder; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Wembley Central do not prevent subletting altogether – such a clause would undoubtedly devalue the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
Following months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Wembley Central. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We can put you in touch with a Wembley Central conveyancing firm who can help.
An example of a Lease Extension case for a Wembley Central property 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 unexpired residue of the current lease was 74 years.