My brother and I have just purchased a house in North Wembley. We have since encountered a number of issues with the property which we suspect were missed in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in North Wembley?

It is not clear from the question as what problems have arisen and if they are specific to conveyancing in North Wembley. Conveyancing searches and investigations initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, a property owner completes a questionnaire called a SPIF. If the information proves to be misleading, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in North Wembley.

I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in North Wembley. My lender is Bank of Ireland

Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 6/1/2026, the requirements read as follows :

We are aiming to move property in April. Will my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in North Wembley. Conveyancing lawyer was found before I stumbled across your website.

On the day of completion you will need to pick up the house keys from your property agent however this should only happen after the vendors conveyancers advise the agent that the monies to complete are in and the keys can be released. Subsequently you can tell the removal company that they can start moving you in. We do not recommend a particular removal company but can help you find a residential property solicitor in North Wembley or a solicitor with expertise in conveyancing in North Wembley.

I have been told by my solicitor that lack of building regulations insurance is necessary on my purchase. What is the level of cover for North Wembley conveyancing?

The right level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Barnsley Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

We have a mortgage agreed in principle with Principality. North Wembley conveyancing solicitors are instructed. What is the average time that one could expect to receive a mortgage offer from Principality?

There is no definitive answer here. Have Principality done the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Should our solicitor be making enquiries concerning flooding during the conveyancing in North Wembley.

Flooding is a growing risk for solicitors carrying out conveyancing in North Wembley. There are those who buy a house in North Wembley, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, however there are a number of searches that may be carried out by the purchaser or by their lawyers which can give them a better understanding of the risks in North Wembley. The conventional set of property information forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the vendor to find out whether the premises has suffered from flooding. If flooding has previously occurred which is not revealed by the seller, then a buyer may bring a compensation claim stemming from an misleading response. A buyer’s solicitors should also commission an environmental report. This should disclose whether there is any known flood risk. If so, additional investigations should be initiated.

I'm remortgaging my existing house to a buy to let mortgage with Leeds Building Society and intend to use the remaining equity as a deposit on a second house. The neighborhood we are looking at is North Wembley. Will your lawyers be able to act for the two lenders and link together the conveyances?

Make use of our search tool on this site to check that the solicitors are on the relevant lender panels. Having checked that they are your solicitor should be able to connect the two deals but you should talk with you conveyancer and make clear your desired outcome and requirements.