I am acquiring a newly constructed duplex in Seven Kings and my lawyer is informing me that she is duty bound to the bank to reveal incentives from the developer. I am under pressure to sign contracts and I would rather not delay deal. Is my lawyer right?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

five months have elapsed since my purchase conveyancing in Seven Kings completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Seven Kings differ for new build properties?

Most buyers of new build property in Seven Kings approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Seven Kings typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Seven Kings or who has acted in the same development.

My husband and I are FTB’s - agreed a price, yet the selling agent advised that the owners will only move forward if we instruct the agent's preferred solicitors as they are insisting on an ‘expedited deal’. We would rather use a local conveyancer with experience of conveyancing in Seven Kings

We suspect that the seller is not behind this ultimatum. If they desire ‘a quick sale', turning down a genuine purchaser is not the way to achieve this. Speak to the owners direct and make sure they comprehend that (a)you are genuine buyers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you are going to instruct your preferred Seven Kings conveyancing solicitors - not the ones that will earn the estate agent a referral fee or meet his conveyancing thresholds demanded by head office.

Can you provide any advice for leasehold conveyancing in Seven Kings with the intention of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Seven Kings can be avoided where you instruct lawyers as soon as your agents start advertising the property and ask them to put together the leasehold documentation needed by the buyers’ representatives.
If you have carried out any alterations to the residence would they have required Landlord’s consent? In particular have you installed wooden flooring? Most leases in Seven Kings state that internal structural alterations or addition of wooden flooring calls for a licence from the Landlord approving such alterations. Should you fail to have the approvals in place you should not communicate with the landlord without checking with your lawyer in advance. If you are supposed to have a share in the Management Company, you should make sure that you have the original share document. Obtaining a new share certificate can be a time consuming process and delays many a Seven Kings home move. If a reissued share certificate is necessary, you should approach the company director and secretary or managing agents (if applicable) for this at the earliest opportunity. A minority of Seven Kings leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors.

Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in Seven Kings. Can this matter be resolved via the Leasehold Valuation Tribunal?

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

An example of a Lease Extension case for a Seven Kings property is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case affected 1 flat. The unexpired lease term was 61.36 years.