We are purchasing a flat and require a conveyancing solicitor in St Johns who is on the Leeds Building Society conveyancing panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in St Johns.

I am planning on selling our property in St Johns and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the buyers are using an online conveyancing outfit as opposed to a conveyancing solicitor in St Johns. We have lived in St Johns for three years we know that this is a non issue. Should we contact our local Authority to get confirmation need.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

Due to the guidance of my in-laws I had a survey completed on a property in St Johns prior to appointing lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies may refuse to issue a mortgage on a flying freehold house.

It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. If you contact us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in St Johns. Conveyancing will be smoother if you use a solicitor in St Johns especially if they are accustomed to such properties in St Johns.

My husband and I are first time buyers - agreed a price, but the estate agent informed us that the owners will only go ahead if we use the agent's chosen lawyers as they are insisting on an ‘expedited deal’. We would rather use a family conveyancer used to conveyancing in St Johns

It is highly unlikely the vendors are driving this. If they require ‘a quick sale', turning down a serious buyer is not the way to achieve this. Speak to the vendors direct and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to appoint your own,trusted St Johns conveyancing lawyers - as opposed tothose that will earn their estate agent a introducer fee or meet his conveyancing figures pre-set by head office.

I am hoping to put an offer on a small detached house that appears to be perfect, at a great price which is making it more attractive. I have since found out that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in St Johns. Conveyancing advisers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in St Johns ?

The majority of houses in St Johns are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in St Johns so you should seriously consider shopping around for a St Johns conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a contribution towards the upkeep of the communal areas where the property is located on an estate. Your solicitor will report to you on the legal implications.

I am the proprietor of a a ground floor purpose built flat in St Johns. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount due for a lease extension?

in cases where there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to calculate the amount due.

An example of a Lease Extension matter before the tribunal for a St Johns premises 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 related to 2 flats. The remaining number of years on the lease was 72 years.