We're in Hyde Park, First time buyers buying with a mortgage (lender is Coventry BS , and our solicitor is on the Coventry BS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer 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 purchasing a property in Hyde Park. An unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with RBS your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for RBS. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and property lawyers are required to report to RBS where a lease fails to meet these specifications. The conditions relate to the installation of panels on properties nationwide and is not restricted to Hyde Park.

I am selling my apartment. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being problematic. The Hyde Park solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I was told three weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in Hyde Park is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am purchasing my first flat in Hyde Park with a loan from Leeds Building Society. The builders would not move on the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not disclose to my conveyancer about this deal as it could impact my loan with Leeds Building Society. 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.

My uncle has recommend that I use his conveyancing solicitors in Hyde Park. Should I use them?

No doubt the best way to choose a conveyancing solicitor is to have referrals from friends or relatives who have actually experience in using the solicitor that you are considering.

Helen (my wife) and I may need to rent out our Hyde Park basement flat for a while due to a career opportunity. We used a Hyde Park conveyancing firm in 2004 but they have since shut and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?

Your lease dictates the relationship between the freeholder and you the flat owner; in particular, it will say if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Hyde Park do not contain an absolute prevention of subletting – such a provision would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

Hyde Park Leasehold Conveyancing - A selection of Questions you should consider before Purchasing

It would be wise to find out as much as you can regarding the company managing the block as they can either make your life much easier or uncomfortable. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to practical matters like the tidiness of the common parts. Don't be shy to ask prospective neighbours if they are happy with them. Finally, find out the dates that you are obliged pay the maintenance charge to the appropriate party and specifically what you get for your money. Who takes responsibility for maintaining and repairing the block? What prohibitions are contained in the Hyde Park Lease?