What is the first thing I need to know about purchase conveyancing in North Wembley?

You may not hear this from too many lawyers but conveyancing in North Wembley and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is plenty of room for confrontation between you and other parties involved in the ownership transfer. E.g., the seller, estate agent and even potentially a bank. Appointing a solicitor for your conveyancing in North Wembley is a critical decision as your conveyancer is your adviser, and is the SOLE party in the process whose responsibility is to look after your best interests and to protect you.

We are witnessing a worrying increase in the "blame" culture- someone has to be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your lawyer above all other parties in the conveyancing process.

My wife and I purchased a 4 bedroom Victorian property in North Wembley. Conveyancing practitioner represented me and TSB. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in North Wembley and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing solicitor who conducted the work.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. North Wembley is the location of the property. Can you offer any advice?

Flying freeholds in North Wembley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in North Wembley you must be sure that your lawyer goes through the deeds very carefully. Your lender 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 residence.

Frank (my husband) and I may need to sub-let our North Wembley garden flat temporarily due to a new job. We used a North Wembley conveyancing firm in 2002 but they have since shut and we did not have the foresight to get any advice as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your previous North Wembley conveyancing lawyer is not around you can check your lease to check if it allows you to sublet the premises. The accepted inference is that if the deeds are silent, subletting is allowed. Quite often there is a prerequisite that you must obtain permission from your landlord or some other party prior to subletting. This means you not allowed to sublet without prior consent. Such consent is not allowed to be unreasonably refused ore delayed. If the lease does not allow you to sublet you should ask your landlord for their consent.

I am the registered owner of a garden flat in North Wembley. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?

if there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the amount due.

An example of a Lease Extension case for a North Wembley premises 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 term as at the valuation date was 74 years.

What is the best way to find the right lawyer for my conveyancing in North Wembley ?

Option 1 is to ask your friends and family they would would seek assistance from. Option 2 is to look on the internet for conveyancing in North Wembley. Call a couple or more firms from the list and request that they send you their conveyancing quote and discuss your needs with the solicitor who will conduct your conveyancing before you commit. Third is to make use of our search tool to help you find the right solicitors taking into account your unique requirements including location,speed, complexity and who your intended lender is.Resist the temptation to appoint lowest cost conveyancing solicitors in North Wembley