We are due to complete on the purchase of a house in Pentonville but as a result of wreckage from some water damage at the property I have was able negotiate recompense from the current proprietors in the sum of £2k by way of a reduction in the price. I had intended this to be addressed as part of a side agreement yet Santander are not allowing this. Should they have been notified?

The lawyer being on a Santander conveyancing panel is required to inform Santander of any amendments to the purchase price. If you prohibit your conveyancer to report the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancer for your conveyancing in Pentonville.

When will exchange of contracts occur in residential conveyancing in Pentonville and do I need to be at the conveyancers office?

Where you are near to one of the conveyancing solicitors in Pentonville you are welcome to attend to sign the paperwork. That being said, the law practices we work with supply countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when communicating with you by post or email. The executing of the contract is not when everything is set in stone. A signed contract is just a prerequisite for the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Pentonville)to be in the office at the appropriate time.

My father pointed out to me me that in purchasing a property in Pentonville there may be various restrictions as to what one can do in terms of external changes to a property. Is this right?

We are aware of a number of properties in Pentonville which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Pentonville should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have a mortgage with Bank of Ireland for my property in Pentonville. Conveyancing has been completed some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?

Bank of Ireland must be informed of your intention in advance of letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel firm.

Clydesdale have agreed my home loan in principle, my bid on a property in Pentonville has been agreed to, what happens next?

Your estate agent will need to know who your solicitors are (ensure that the lawyers are on the lender’s panel). Call up Clydesdale or the financial adviser and complete any appropriate forms. Clydesdale will instruct a valuer who will get in contact with the estate agent or vendor to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Clydesdale will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Pentonville.

My colleague advised me that where I am purchasing in Pentonville I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually included in the estimate for your Pentonville conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Pentonville around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Pentonville Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data about Pentonville.

About to purchase a new build flat in Pentonville. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Pentonville

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.