My wife and I are looking to buy a property in St John's Wood and have instructed a St John's Wood conveyancing firm. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Bank of Scotland have this morning contacted us to advise us that there is now an issue as our St John's Wood lawyer is not on their conveyancing panel. Is this a problem?

Where you are buying a property needing a mortgage it is conventional for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred St John's Wood lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.

I am purchasing a semi-detached house in St John's Wood. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in St John's Wood you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in St John's Wood.

I'm buying my first flat in St John's Wood benefiting from help to buy. The builders would not reduce the amount so I negotiated £7000 of extras instead. The sale representative told me not disclose to my conveyancer about the extras as it will put at risk my mortgage with the lender. Should I keep quiet?.

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 need to find a conveyancing solicitor for freehold conveyancing in St John's Wood. I have discover a web site which appears to be the ideal offering If there is a chance to get all the legals done via phone that would be ideal. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Can you offer any advice when it comes to finding a St John's Wood conveyancing practice to deal with our lease extension?

When appointing a property lawyer for lease extension works (regardless if they are a St John's Wood conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with two or three firms including non St John's Wood conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:

How experienced is the firm with lease extension legislation? Can they put you in touch with clients in St John's Wood who can give a testimonial?

I am the proprietor of a basement flat in St John's Wood. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for the purchase of the freehold?

Most definitely. We are happy to put you in touch with a St John's Wood conveyancing firm who can help.

An example of a Lease Extension case for a St John's Wood premises is Garden Flat 195 Goldhurst Terrace in May 2012. The Tribunal held in accordance with section 48 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 that the premium for the extended lease should be £60,855.00. This case was in relation to 1 flat. The remaining number of years on the lease was 60.16 years.