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

The fact that your lawyer is on the Yorkshire BS 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 note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a property in London? or I am told that there is an ancient law that could mean that owners of property living in a parish church boundary may be liable to contribute towards repairs towards the chancel in proximity to the church. Is this relevant for conveyancing in London?

Unless a prior purchase of the property took place after 12 October 2013 you can assume that solicitors carrying out conveyancing in London to remain recommending a chancel search and or insurance against a claim.

I used Arc property Solicitors a few years past for my conveyancing in London. I now require my file however the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in London of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying my first flat in London with a mortgage from Leeds Building Society. The builders refused to move on the price so I negotiated £7000 of additionals instead. The property agent suggested that I not inform my conveyancer about the side-deal as it will adversely affect my loan with the bank. Do I keep my lawyer in the dark?.

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.

I opted to have a survey done on a property in London prior to instructing lawyers. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some banks tend not grant a loan on such a house.

It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in London. Conveyancing may be slightly more expensive based on your lender's requirements.