IfI were to acquire a straightforward housein St Luke's mortgage fee and dispense with a survey and no local authority searches how much could I expect to to save on my conveyancing in St Luke's?

The only reduction in fees you would achieve is the St Luke's conveyancing searches. A conveyancing practitioner is obliged to do the vast majority of work - money laundering, communicating with the vendors lawyer, stamp duty return, register the title etc. You might save a bit for them not needing to register a charge however it will not be meaningful.

I am the registered owner of a freehold property in St Luke's but still charged rent, why is this and what is this?

It’s unusual for properties in St Luke's and has limited impact for conveyancing in St Luke's but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

I used Action Conveyancing a few years ago for my conveyancing in St Luke's. I now require my file however the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in St Luke's of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, no chain conveyancing. St Luke's is where the house is located. Is there any guidance you can impart?

Flying freeholds in St Luke's are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Luke's you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Luke's 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 property.

Am I right to be suspicious by estate agents that I am dealing with are suggesting an internet conveyancing firm rather than a High Street St Luke's conveyancing firm?

As is the case with lots of service providers, often input from family and friends can be extremely useful or valuable. Nevertheless there are numerous parties with a keen interest in a conveyancing matter; estate agents, financial adviser and banks might all put forward solicitors to choose. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there may be a financial incentive behind the endorsement. You are free to choose your preferred lawyer. Don't forget that most mortgage providers specify a panel list of solicitors you are obliged to use for the mortgage aspect of your home move.