We are about to exchange buying a property in Belgravia but as a consequence of wreckage from some water damage at the property I have was able negotiate compensation from the current proprietors in the sum of £3k in the form of a reduction in the price. This was going to be dealt with as part of amending the contract however Virgin Money are not allowing this. Why were they notified?

Any property lawyer that is on the Virgin Money conveyancing panel is duty bound to inform Virgin Money of any variations to the sale price. If you were to refuse your solicitor to disclose the price change to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new conveyancing practitioner for your conveyancing in Belgravia.

Finally the sale completed on my house in Belgravia last January but our buyer keeps whats apping daily to say his solicitor is waiting to hear from mine. What are the post completion sale legalities following completion?

After completion of your house sale your lawyer should send the transfer deeds and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your solicitor should also confirm that the home loan has been paid off to the buyers solicitors. There are no post completion requirements peculiar conveyancing in Belgravia.

I am helping my mother sell her house in Belgravia. Does the conveyancer arrange the energy assessment or it is for the owner to coordinate?

After the demise of HIPs, EPC’s remained a mandatory component of moving property. An energy assessment needs to be commissioned in advance of the property being advertised. It is not something that law firms ordinarily organise. If you are instructing a Belgravia conveyancing lawyer they might be able to arrange energy assessments given their relationships with long established local assessors

I happen to be the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the my former home in Belgravia. The Belgravia property was put into my name in December. I want to move. I do know about the CML 6 month 'rule', which means that my property ownership may be regarded the same way as though I had purchased the house in December. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this requirement principally exists to capture the purchase and immediately sell or the wholesaling and assigning of property.

My sealed bid on a detached house in Belgravia has been agreed to, the owners do nevertheless have a tied purchase. The vendors have put an offer on a flat, but it’s not been accepted yet, and are looking at other apartments booked. I have instructed a nearby conveyancing solicitor in Belgravia. What do I do now? When should I get the mortgage application with Coventry BS started?

It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of one thousand pounds, then valuation, Belgravia conveyancing search charges, etc). First, you should ensure that your lawyer is on the Coventry BS approved list. As to the subsequent stages this very much dictated by the specifics of your transaction, desire for the property and on the state of the market. During a hot market some home buyers will apply for the mortgage with Coventry BS and pay for the valuation and only if it comes back ok would they pay their lawyer to proceed with the conveyancing in Belgravia.

The deeds to our property can not be found. The solicitors who dealt with the conveyancing in Belgravia 4 years ago have long since closed. What do I do?

Gone are the days when you need to hold title deeds to establish that you own the land or property, as the Land Registry have everything they need in a digital format.

If all goes to plan we aim to complete our sale of a £400,000 maisonette in Belgravia next week. The freeholder has quoted £372 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Belgravia?

Belgravia conveyancing on leasehold flats normally requires the purchaser’s lawyer submitting questions for the landlord to answer. Although the landlord is under no legal obligation to address such questions the majority will be willing to assist. They may invoice a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some transactions it exceeds £800. The administration charge levied by the landlord must be accompanied by a summary of rights and obligations in relation to administration charges, otherwise the invoice is technically not due. In reality you have no choice but to pay whatever is demanded if you want to sell the property.

I have attempted and failed to negotiate with my landlord to extend my lease without success. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Belgravia conveyancing firm to assist?

Where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to judgment on the premium.

An example of a Lease Extension decision for a Belgravia flat is Flat 3 47 Cadogan Square in December 2010. the Tribunal determined that the premium payable to the landord by the leaseholder for the lease extension was £732,935 This case related to 1 flat. The unexpired term as at the valuation date was 13.33 years.