What is the most effective way to find the right solicitor to give a high level service for my conveyancing in St James's?

First ask your friends and family whom they would seek assistance from.

Second, search the internet for conveyancing in St James's. Phone a couple or more firms from the list and request that they forward you their conveyancing costs illustrations and discuss your needs with the solicitor who will oversee the legal process prior tomaking your decision.

Third is to use this site to help you find the right solicitors for you based on your unique factors including area of the property,timings, complexity and who your intended lender is. Do not be teased by low cost conveyancing in St James's

Do the Building Society Association intend to launch a searchable register to list firms on the Coventry BS conveyancing panel for example in St James's?

We are not aware of any plans on the part of the BSA to promote such a search facility.

What does a local search inform me regarding the house I am buying in St James's?

St James's conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations such as Xpress Legal The local search is essential in every St James's conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search will supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.

I want to sublet my leasehold apartment in St James's. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A lease governs the relationship between the landlord and you the flat owner; in particular, it will say if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in St James's do not contain subletting altogether – such a clause would undoubtedly devalue the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

I have tried to negotiate informally with with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a St James's conveyancing firm to help?

if there is a missing freeholder or if there is disagreement 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 assess the amount due.

An example of a Freehold Enfranchisement matter before the tribunal for a St James's property is 20 Avonwick Road in July 2013. The Tribunal was dealing with an application under Section 26 of the Leasehold Reform Housing and Urban Development Act 1993 for a determination of the freehold value of the property. It was concluded that the price to be paid was Fifteen Thousand Nine Hundred and Seventy (£15,970) divided as to £8,200 for Flat 20 and £7,770 for Flat 20A This case related to 1 flat. The unexpired term as at the valuation date was 73.26 years.

My friend mentioned that before selecting a conveyancing lawyer they must be approved by your lender. I am a FTB but I have an AIP from Halifax and I already have a local conveyancing lawyer in St James's lined up. Can Santander require an approved conveyancer to be used? Does a directory of panel firms even exist for my conveyancing in St James's?

You should instruct a solicitor that is on the Santander panel. Just telephone your chosen St James's conveyancing lawyer and ask if they are on the Santander panel. If they are not on the panel you have a couple of alternatives available to you here:

• Carry on with your existing St James's conveyancer but Santander will undoubtedly retain a conveyancer on their conveyancing panel. This will result in additional charges together with probable delay.
• Choose a fresh lawyer to act in the purchase, not forgetting to check that they are on the Santander conveyancing panel.
• Convince your conveyancing practitioner to pull out all the stops to join the Santander conveyancing panel.