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Conveyancing in Wembley Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 16/10/17

Transport and public service information if you’re buying or selling residential property in Wembley -

By road: Wembley is served by the M1, A406, A4005 and A4090. By rail: The nearest train stations are Wembley Stadium (overground) and Wembley Central (London Underground: Bakerloo Line). By air: Wembley’s proximity to London gives it reasonable access to multiple airports: Northolt Jet Centre (6 miles), Elstree Aerodrome (9), London Heathrow Airport (11), London Heliport (12), Wycombe Air Park (25), London City Airport (27), London Luton Airport (31), Blackbushe Airport, Redhill Aerodrome and TAG London Farnborough Airport (all 39 miles away), and London Stansted Airport (43).

Hospital: Northwick Park, Watford Road, Harrow, HA1 3UJ. Council: London Borough of Brent (www.brent.gov.uk).

Attractions: In addition to the ease of going into London, Wembley Stadium, Wembley Arena, and Shree Sanatan Hindi Mandir.

Q.

We are moving in Wembley, and have a conveyancing quote from you. Will there be any hidden fees that surface later on?

It is unfortunate that buyers and sellers have to read the terms of their conveyancing quote very carefully in order to identify any hidden fees printed there. Because some websites offer unrealistically low 'quotes' to appear attractive (and which are in fact estimates), the bill you receive on completion can be much greater. But, at Homeward Legal, we never charge extra fees: what you see with us is exactly what you get. For the best and clearest quote, why not try Homeward Legal’s quote calculator? Or, if you want to talk to someone, you could call our expert team on 0800 038 6699.

Q.

If my family are purchasing a maisonette in Wembley near a vicarage, will I need to get a chancel liability search?

Owners of property in Wembley may be subject to chancel repair liability. Some names or words, such as 'glebe' or ‘vicarage’, give an indication of a property's history, and thus if chancel liability may apply. Your solicitor will be able to advise you on this, and whether obtaining suitable indemnity insurance might be applicable. Churches in the Wembley area, where a chancel search may be appropriate, include:

  • St Augustine's, 152 Wembley Hill Road, Wembley Park, HA9 8EW
  • St. John the Evangelist, 3 Crawford Avenue, Wembley, HA0 2HX
  • St. Michael the Archangel, St. Michael’s Road, Wembley, HA9 6SL
Q.

How do I find out additional information on the upkeep of conservation areas in Wembley and Wembley Park?

Local Wembley conservation area matters, such as property boundaries or the implementation of ugly parking meters, are overseen by the local authority (at the London Borough of Brent). English Heritage, a government body, have conducted a survey and created records about the condition (poor to good) of conservation areas, as well as the risk of the state of the area worsening.

Q.

Which environmental factors can contaminate land in Wembley, and should they be a concern?

Numerous contaminants may impact residential property in and around Wembley, like local historic industrial processes, and limestone- or gypsum-quarrying. An environmental search will give more detail and will be provided in the solicitor’s report on title.

Q.

How much is the council tax on a Sixties, end-of-terrace house in Wembley?

A conveyancing report on title will give you the information regarding the London Borough of Brent council tax band for the property you are purchasing. The latest tax-rates for homes in Wembley are listed on the Brent local authority website. For the 2017/2018 tax year, the Wembley council tax rates were:

  • Band A - £950.12
  • Band B - £1,108.47
  • Band C - £1,266.83
  • Band D - £1,425.18
  • Band E - £1,741.89
  • Band F - £2,058.59
  • Band G - £2,375.30
  • Band H - £2,850.36
  • Retrieved on 28 March 2017

    Q.

    Is it practical to do one’s own conveyancing on a semi-detached house we are buying in Wembley?

    If you want to have a go at the conveyancing, you can definitely conduct the legal processes without having to use a lawyer in Wembley. In reality, however, a conveyancer handles a huge number of jobs, from including stock transfer forms to locating planning documents, which really need training and experience. Essentially, amateur lawyers do not have relevant indemnity cover that every solicitors are under a duty to carry. Call our waiting team on 0800 038 6699 to talk about your conveyancing needs and to obtain your fixed-fee quote.

    Q.

    Would getting a survey be a good idea if we are buying a property in Wembley, even though it’s a new-build?

    It is strongly recommended that home-buyers arrange for a surveyor to perform a survey of the building’s structural integrity, regardless of its age. Buyers should be aware that there are several defects that will impact a property, which are not included in your mortgage lender's valuation, such as subsidence or roof-spread.

    Q.

    Why does the conveyancing for a Wembley property sale take such a long time?

    The legal work required to buy or sell a property can suffer setbacks for many unpredictable reasons. In some cases, the causes are out of the solicitor's control. At Homeward Legal, we aim to reduce the effect of these delays whenever it is feasible. Delays can include slow solicitors acting for the one of the other parties in the chain. To discuss your needs and to obtain your free, fixed-fee, ‘No Move, No Fee’-guaranteed quote, contact our team on 0800 038 6699.

    Q.

    What does 'gazumping' actually mean?

    A.

    Gazumping takes place when a property seller approves an offer, only to reject it, opting for another buyer's offer. This may happen weeks into a purchase. The risk of getting gazumped is present in any transaction. To reduce the likelihood of being gazumped, consider instructing a law firm as soon as possible.

    Q.

    I am purchasing a barn conversion in St Botolph without Aldersgate. Do we need a chancel search?

    A.

    Whichever Wembley parish you are purchasing in, a conveyancing solicitor could recommend a chancel search. In older areas of Wembley, chancel repair has the potential to be charged on the current owners of a property where Parochial Church Councils (PCCs) may have spared previous owners or tenants, so indemnity insurance may be advisable even if liability is unlikely.

    Q.

    Which local authority is responsible for Wembley?

    A.

    Wembley is located in London Borough of Brent Council, One Stop Service, Town Hall, Forty Lane, Wembley, HA9 9HD, contact: 020 8937 1203

    Q.

    What are the pitfalls if we invest in a terraced house within the boundary of a Brent council designated conservation area ?

    A.

    An integral part of the property legal involves the application for searches of Brent planning authority to find out conservation area status and formal approval for any alterations. .

    Q.

    We are moving in Wembley, and have a conveyancing quote from you. Will there be any hidden fees?

    A.

    It is unfortunate that sellers must read the terms of their conveyancing quote careful to identify any hidden fees. Homeward Legal never charge any hidden fees. Know that some websites offer unrealistically low 'quotes' which are in fact estimates. The bill you receive on completion can be much greater.

    Q.

    We want fast solicitors in Wembley - is that Homeward Legals solicitors?

    A.

    Shockingly too many property solicitors firms are slow bringing further stress to moving home.

    Homeward Legal only ever work with lawyers who are selected because they are proactive and attempt to communicate to the whole home buyer and seller chain . In addition , our panel of conveyancing lawyers are selected because they all employ new online and technology systems to complete on your home move in minimum time.

    Q.

    How much is the council tax on a Sixties end of terrace house in Wembley?

    A.

    Typically a conveyancing report on title should give information the Brent council tax band. The latest tax rates for homes in Wembley are listed on the Brent local authority website. As at (13 July 2012) rates are as follows:

    • Band A - £910.00
    • Band B - £1,062.00
    • Band C - £1,214.00
    • Band D - £1,366.00
    • Band E - £1,669.00
    • Band F - £1,973.00
    • Band G - £2,276.00
    • Band H - £2,731.00