My husband and I swapping mortgage lender for our penthouse in Wembley Park with Barclays. We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is repossessed. I have two questions (1) Is this document specific to the Barclays conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Barclays. This is solely used to protect Barclays if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Barclays had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I am the registered owner of a freehold property in Wembley Park yet invoiced for rent, why is this and what is this?
It is rare for properties in Wembley Park and has limited impact for conveyancing in Wembley Park but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would prefer to appoint a local conveyancing solicitor in Wembley Park?
Do check but the chances are that allocate you one of their panel conveyancers if you want the "fee-free" incentive. Speak to the lender and determine if they allow a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Wembley Park.
I happen to be the only recipient of my late father’s will with all property in now in my sole name, including the my former home in Wembley Park. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my proprietorship will be treated the same way as though I had purchased the property in March. Do I have to wait 6 months to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How sensible a view banks take of it, depend on the mortgage company as this obligation is chiefly there to capture subsales or the wholesaling and assigning of properties.
When it comes to lenders such as Nationwide, do Wembley Park property lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
My offer was accepted on a property in Wembley Park on 3/3/2025, valuation was booked 3 days after, all came back fine. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Nottingham and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nottingham conveyancing panel. Are Nottingham entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Stirling Law several years past for my conveyancing in Wembley Park. I now require my file however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wembley Park of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Planning to complete next month on a garden flat in Wembley Park. Conveyancing lawyers assured me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Wembley Park should include some of the following:
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The unexpired lease term. You should receive guidance as what happens when the lease ends, and informed of the importance of the 80 year mark You should have a good understanding of the insurance provisions It needs to be made clear to you if the lease allows you to alter or upgrade anything in the flat- you should know whether it relates to all alterations or just structural alteration, and whether licences for alterations is required The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Wembley Park conveyancing firm to assist?
Absolutely. We are happy to put you in touch with a Wembley Park conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Wembley Park flat is Ground Floor Flat 69 Clifton Avenue in March 2012. the Tribunal determined that the premium payable for the new lease was £5,932 This case affected 1 flat. The unexpired residue of the current lease was 76.06 years.