We're in Pentonville, FTBs buying with a mortgage (lender is UBS , and our lawyer is on the UBS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the UBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I am buying my first flat in Pentonville with the aid of help to buy. The sellers refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not inform my solicitor about the side-deal as it could put at risk my loan with Alliance & Leicester . 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.

Am I better off to use a Pentonville conveyancing solicitor based in the area that I am hoping to buy? I have an old university friend who can handle the conveyancing however his firm is located over three hundred kilometers away.

The benefit of a local Pentonville conveyancing firm is that you can visit the firm to sign documents, deliver your ID and pester them where appropriate. Having local Pentonville know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and they were impressed that should trump using an unfamiliar Pentonville conveyancing solicitor just because they are local.

I’m about to sell my basement apartment in Pentonville. Conveyancing is yet to be initiated, however I have recently had a yearly maintenance charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge the invoice as usual given that all rents and service invoices will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Pentonville conveyancing firm to act on my behalf?

Most definitely. We can put you in touch with a Pentonville conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Pentonville premises is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case was in relation to 1 flat. The unexpired term was 66.8 years.

My step-father purchased his flat in Pentonville 7 years ago. He has got wed, divorced and has recently married again. He now intends to dispose of the Pentonville property. I think he will simply be need to supply copies of the marriage certificates to the conveyancing practitioner but he is anxious it will frustrate the sale of the flat. Is it worth updating the Land Registry information for the house?

It is not absolutely necessary to update the title for the property providing you have the evidence required to demonstrate how the change of name has come about.

Any buyer’s property lawyer should examine the registered details and request evidence by way of proof of the name change for example marriage certificates.