Our lawyer has uncovered a a legal deficiency with the lease for the property we are purchasing in St John's Wood. The seller’s lawyers have put forward title insurance as a workaround. We are happy with insurance and will pay for it. Our property lawyer says that he must check that the bank is willing to move forward with this solution. Who is the client here, us or the bank?

Even though you have a mortgage offer from the bank does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the mortgage company are the client. These conveyancing instructions must be adhered to.

My wife and I have a renovated Victorian property in St John's Wood. Conveyancing practitioner acted for me and Accord Mortgages Ltd. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St John's Wood and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing lawyer who conducted the conveyancing.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. St John's Wood is the location of the property. Can you shed any light on this issue?

Flying freeholds in St John's Wood are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St John's Wood you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St John's Wood may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Hoping to buy a property located in St John's Wood and I am already nervous. I couldn't find anything specific about St John's Wood. Conveyancing will be needed in due course but do you know about the St John's Wood area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at St John's Wood. In the meantime here are some basic statistics that we found

Whilst your website is a good idea there are many lawyers listed near St John's Wood being on the mortgage company conveyancing panel. Can you recommend a specific firm on the mortgage company approved panel?

We are not in the business of recommending one firm above another as the right St John's Wood conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with St John's Wood knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..