Am I correct in assuming that the fact that my conveyancer in Wembley Central is not identified on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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 contact the Wembley Central conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
We were just about to sign contracts for a freehold house in Wembley Central. We have hit a snag. Our loan offer with The Royal Bank of Scotland expires on 3/9/2025 but the sellers are suggesting a completion date of 5/9/2025. Can one prolong the mortgage expiry date?
The best person to address this concern is your lawyer who should determine whether he or she is should be discussing with the lender, owner’s solicitors, estate agents or indeed all three taking into account the history of your conveyancing as of today.
Are there restrictive covenants that are commonly identified during conveyancing in Wembley Central?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Wembley Central. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build flat in Wembley Central. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Wembley Central
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Due to the guidance of my in-laws I had a survey completed on a house in Wembley Central prior to appointing solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some lenders may refuse to grant a loan on such a house.
It depends who your proposed lender is. HSBC has different requirements from Halifax. 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 used to dealing with flying freeholds in Wembley Central. Conveyancing will be smoother if you use a solicitor in Wembley Central especially if they are accustomed to such properties in Wembley Central.
My partner and I may need to let out our Wembley Central 1st floor flat temporarily due to a new job. We instructed a Wembley Central conveyancing firm in 2002 but they have since shut and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?
Some leases for properties in Wembley Central do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I am the leaseholder of a garden flat in Wembley Central. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?
Most definitely. We can put you in touch with a Wembley Central conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal 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.