I'm in the process of swapping over from my domestic mortgage to a Buy to Let Nationwide Building Society mortgage. I was told by my mortgage that I must appoint a solicitor as part of the process. I got in contact with my former Willesden conveyancing firm who who conducted the conveyancing when I originally purchased the house. The costs estimate sent of just over five hundred pounds is an eye-watering amount to do this as I am not require purchase conveyancing - it’s just a straightforward remortgage.

The charges appear a tad high. If you shop around you could get the conveyancing a bit cheaper by say £125. That being said, assuming were satisfied with the legal work the firm offered you maycome to regret choosing an an unknown conveyancer. Remember to check that the solicitor can also act for Nationwide Building Society. You can use our search tool to choose a Willesden conveyancing firm on the Nationwide Building Society approved list of lawyers, which can often include conveyancing solicitors in Willesden.

We are purchasing a newly built flat in Willesden and my lawyer is informing me that she is duty bound to the bank to reveal incentives from the developer. I am nearing the developer’s deadline to exchange and I don't want to prolong matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I am purchasing a end of terrace house in Willesden. We would like to convert the garage to an office at the house.Will legal investigations on the property involve checks to ascertain if these alterations were previously refused?

Your conveyancer should check the deeds as conveyancing in Willesden can occasionally identify restrictions in the title documents which restrict categories of alterations or need the permission of a 3rd party. Many additions call for local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

Is it correct that all Willesden CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved firms?

It is true that some lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

Completion of my remortgage has taken place for my property in Willesden. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Are there restrictive covenants that are commonly identified as part of conveyancing in Willesden?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Willesden. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm purchasing my first flat in Willesden with a mortgage from Alliance & Leicester . The sellers would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not reveal to my solicitor about the extras as it would affect my loan with Alliance & Leicester . Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.