My conveyancer has identified a a legal deficiency with the lease for the property we are buying in North Wembley. The seller’s lawyers have suggested title insurance as a solution. We are happy with insurance and will cover the costs. Our has advised that he must be satisfied that the bank is happy with this solution. Are we the client or is the bank?

Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the lender are the client. The appropriate lender specifications must be adhered to.

It is is a decade since I acquired my home in North Wembley. Conveyancing solicitors have now been appointed on the sale but I am unable to track down my title documents. Will this jeopardise the sale?

You need not be too concerned. Firstly there is a chance that the deeds will be kept by the lender or they may be in the possession of the solicitor who handled the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in North Wembley involves registered property but in the unlikely event that your home is unregistered it is more problematic but is not insurmountable.

I need some fast conveyancing in North Wembley as I am faced with pressure to complete in less than one month. Thankfully I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?

If.Given you are are a cash purchaser you are at liberty not to do searches although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in North Wembley the following are examples of what can appear and therefore affect market value: Enforcement Notices, Overdue Charges, Outstanding Grants, Unadopted Roads,...

I'm purchasing my first flat in North Wembley benefiting from help to buy. The builders would not budge the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not reveal to my lawyer about this extras as it will affect my loan with . Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Due to the input of my in-laws I had a survey completed on a house in North Wembley ahead of instructing conveyancers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some lenders may refuse to give a loan on this type of premises.

It varies from the lender to lender. Santander has different requirements for example to Nationwide. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in North Wembley. Conveyancing will be smoother if you use a solicitor in North Wembley especially if they are familiar with such properties in North Wembley.