My mortgage broker says he needs my St Johns solicitor’s panel member for the HSBC conveyancing panel. Can you suggest how I obtain this. I have contacted my local St Johns branch but they cant find it on their system.

The sensible thing to do is ask for this information from your St Johns conveyancer . Most St Johns law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

As someone not used to the St Johns conveyancing process what’s your top tip you can impart concerning the house moving process in St Johns

You may not hear this from too many lawyers but conveyancing in St Johns or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists plenty of room for confrontation between you and others involved in the legal transfer of property. E.g., the seller, estate agent and even potentially a lender. Selecting a lawyer for your conveyancing in St Johns an important selection as your conveyancer is your adviser, and is the ONLY party in the legal process whose role it is to look after your legal interests and to keep you safe.

We are witnessing a worrying ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your solicitor ahead of the other parties when it comes to the legal transfer of property.

Due to the input of my in-laws I had a survey completed on a property in St Johns in advance of retaining lawyers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies will refuse to give a loan on a flying freehold house.

It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in St Johns. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in St Johns to see if the conveyancing will be more expensive.

How can the Landlord & Tenant Act 1954 impact my business property in St Johns and how can you help?

The particular law that you refer to affords protection to commercial leaseholders, giving them the right to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. St Johns is one of the many areas of the UK in which the firms we work with are located

I am in need of some leasehold conveyancing in St Johns. Before diving in I require certainty as to the remaining lease term.

Assuming the lease is recorded at the land registry - and 99.9% are in St Johns - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a St Johns conveyancing firm to help?

Where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to decide the price.

An example of a Lease Extension decision for a St Johns residence is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case affected 2 flats. The unexpired term as at the valuation date was 72 years.