After what seems like an age a mortgage agreement from HSBC for the remortgage of my single bedroom maisonette is due within the next few days. Are you able to suggest a cheap conveyancing lawyer in North Wembley?

You have come to the wrong place to search for the lowest fares for conveyancing in North Wembley. We can offer you affordable conveyancing but we do not advertise as being the cheapest. Avoid the trap of appointing brokers seducing you with £99 conveyancing in North Wembley. At best, in deciding on cheap conveyancing, you will end up with what you pay for and at worst you will end up with a hefty uplift in additional fees and still not end up with the service you were looking for.

Can I be sure that the North Wembley conveyancing solicitor on the Kent Reliance panel is any good?

When it comes to conveyancing in North Wembley getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your transaction.

My partner and I have arranged a further advance on our home loan from Santander as we intend to carry out renovations to our house in North Wembley. Do we need to choose a local North Wembley solicitor on the Santander conveyancing panel to handle the paperwork?

Santander would not normally appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander list.

I have decided to exercise my right to buy my property in North Wembley off the council. I have a mortgage offer with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.

Have completed on a a terraced house in North Wembley , how long should it take for the Land Registry to register my ownership? My North Wembley conveyancing solicitor works at snail pace, so I want to be certain that my purchase is registered.

There is nothing unique when it comes to conveyancing in North Wembley registration formalities. Rather than based on location, timescales can differ according to the party submitting the application, whether there are errors and if the Land registry communicate with any third parties. As of today approximately 80% of such applications are completed within 12 days but some can be subject to longer hold-ups. Registration is effected after the buyer is living at the property thus 'speed' is not usually an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.

Due to the guidance of my in-laws I had a survey completed on a property in North Wembley prior to retaining solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some lenders may refuse to grant a loan on a flying freehold premises.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. Should you wish to telephone us we can investigate further with 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 North Wembley. Conveyancing may be slightly more expensive based on your lender's requirements.

The solicitors carrying out our conveyancing in North Wembley has sent papers to review that reveal that the property is unregistered with epitome documents. Is it not the case that all houses in North Wembley should be registered?

Much of the property in North Wembley is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many North Wembley conveyancing solicitors should be capable of dealing with such matters but if any uncertainty exists the prevailing advice these days appears to be for the seller to register the title first and then sell - this no doubt cause a significant delay.