My IFA has asked me for my St Anns law firm’s panel reference for the HSBC conveyancing panel. How do I discover this. I have e-mailed my local St Anns office but they have not responded to me.

Have you tried contacting your St Anns lawyer about this?. Most St Anns conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

My wife and I are soon to exchange on the purchase of a house in St Anns but as a result of damage from the recent storms I have was able negotiate compensation from the vendor of £3k by way of a reduction in the price. This was going to be addressed as part of the conveyancing process however Barclays will not permit this. Should they have been informed?

Your property lawyer that is on a Barclays approved list is required to inform Barclays of any changes to the purchase price. If you were to refuse your solicitor to report the price change to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new property lawyer for your conveyancing in St Anns.

It is 10 years ago since I acquired my home in St Anns. Conveyancing lawyers have recently been instructed on the sale but I can't track down the title deeds. Is this a problem?

You need not be too concerned. First the deeds may be with the mortgage company or they could be in the possession of the solicitor who handled your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in St Anns involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.

After reviewing online forums for an affordable lawyer in St Anns, most post that I should instruct a CQS accredited solicitor. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in the legal transfer of properties, trusted by some of the UK's biggest mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. St Anns is one of the numerous areas in England and Wales where there are Accredited lawyers.

We expect to complete our sale of a £200,000 garden flat in St Anns next week. The management company has quoted £348 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in St Anns?

St Anns conveyancing on leasehold apartments more often than not involves the buyer’s lawyer sending enquiries for the landlord to answer. Although the landlord is not legally bound to answer such questions the majority will be willing to assist. They are entitled to charge a reasonable charge for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is £350, in some situations it exceeds £800. The management information fee demanded by the landlord must be sent together with a summary of entitlements and obligations in relation to administration charges, without which the invoice is technically not due. In reality one has little choice but to pay whatever is demanded should you wish to sell the property.

I invested in buying a split level flat in St Anns, conveyancing formalities finalised 3 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in St Anns with an extended lease are worth £185,000. The ground rent is £65 invoiced annually. The lease runs out on 21st October 2086

With only 61 years left to run the likely cost is going to range between £18,100 and £20,800 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.