I am looking for value for money conveyancer. Do I opt for a web based conveyancer as opposed to a high street Wembley conveyancing lawyer?

Wembley is a unique place, where neighbourhood experience helps. The relaxed pace of life is great – but not for your conveyancing. The property lawyers that we recommend display a wealth of Wembley knowledge with a positive, can doattitude that helps everything runs smoothly. It is a distinct advantage where they can make use of long term relationships with financial advisers, estate agents, valuers and counterpart Wembley conveyancing solicitors

My uncle passed away six months ago and as sole heir and executor I was left the property in Wembley. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?

Where you plan to refinance then Bank of Ireland will insist on your using a conveyancer on the Bank of Ireland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Ireland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Ireland mortgage is registered as a charge at the Land Registry.

Will commercial conveyancing searches reveal planned roadworks that may impact a commercial premises in Wembley?

Its becoming the norm that commercial conveyancing solicitors in Wembley will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Wembley. The search result provides 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 critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Wembley commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Wembley.

Me and my brother purchased a 4 bedroom Edwardian house in Wembley. Conveyancing lawyer represented me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?

You need to assess 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wembley and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.

I am looking for a flat up to £195,000 and identified one near me in Wembley I like with amenity areas and railway links nearby, however it's only got 51 years on the lease. I can't really find anything else in Wembley for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.