We hope to to buy with Norwich and Peterborough Building Society. I called into a couple of high street companies yet am unable to find a Wembley conveyancing firm on the Norwich and Peterborough Building Society approved list. Could you assist?

You should take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the building society and type Wembley or your location and you will discover numerous solicitors offices in Wembley or by proximity to you.

I am buying a detached bungalow in Wembley. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve enquiries to determine if these works are allowed?

Your property lawyer should review the registered title as conveyancing in Wembley will sometimes reveal restrictions in the title deeds which prevent certain works or require the permission of another owner. Some additions need local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.

We are getting a further advance on our home loan from Yorkshire BS as we want to conduct a loft conversion to our property in Wembley. Do we need to select a high street Wembley solicitor on the Yorkshire BS conveyancing panel to handle the paperwork?

Yorkshire BS don't usually appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.

Clydesdale have agreed my home loan in principle, my offer on a property in Wembley has been agreed to, what are the next steps?

The estate agent will wish to be advised as to your conveyancer's details (ensure that the solicitors are on the lender’s approved list). Call up Clydesdale or your financial adviser and finish off any appropriate documentation. Clydesdale will sellect a valuer who will get in touch with the selling agent or seller to book an appointment. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Clydesdale will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Wembley.

I'm purchasing my first flat in Wembley benefiting from help to buy. The developers would not reduce the amount so I negotiated £7000 of extras instead. The property agent advised me not to tell my solicitor about the extras as it may put at risk my loan with Birmingham Midshires. Do I keep my lawyer in the dark?.

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.

I decided to have a survey done on a property in Wembley before instructing conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some lenders tend not issue a loan on this type of property.

It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. If you e-mail us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wembley. Conveyancing may be slightly more expensive based on your lender's requirements.

All being well we will complete our sale of a £450,000 apartment in Wembley next Thursday. The managing agents has quoted £384 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Wembley?

Wembley conveyancing on leasehold maisonettes usually involves the buyer’s solicitor sending questions for the landlord to address. Although the landlord is under no legal obligation to respond to these enquiries the majority will be content to do so. They are at liberty to charge a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The management information fee demanded by the landlord must be accompanied by a synopsis of rights and obligations in relation to administration charges, without which the invoice is not strictly payable. Reality however dictates that you have no option but to pay whatever is requested of you should you wish to complete the sale of your home.

I own a garden flat in 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?

in cases where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to determine the sum to be paid.

An example of a Lease Extension decision for a Wembley property 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 related to 1 flat. The unexpired lease term was 74 years.