My mortgage company has recommended solicitors on their panel based in St Luke's but I would rather use a conveyancing lawyer in St Luke's or nearer to where I live. Are you able to help?

Not all St Luke's conveyancing practitioners are on all banks conveyancing panel. Please make use of our search tool to find a St Luke's conveyancing conveyancer on the on the bank panel.

five months have gone by since my purchase conveyancing in St Luke's completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in St Luke's differ for newly converted properties?

Most buyers of new build premises in St Luke's contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because developers in St Luke's usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in St Luke's or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. St Luke's is the location of the property. Can you offer any advice?

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 diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Luke's may ascertain 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.

Due to complete next month on a garden flat in St Luke's. Conveyancing lawyers inform me that they will have a report out to me on Monday. What should I be looking out for?

The report on title for your leasehold conveyancing in St Luke's should include some of the following:

Rent payments - what is due and what the invoice dates are, and be on notice if this is subject to change What you can do if an adjoining owner is in violation of a provision in their lease? Where does the liability rest for maintaining the window frames The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice?

St Luke's Conveyancing for Leasehold Flats - Sample of Questions you should ask before Purchasing

Does this lease have in excess of 90 years left? This information is helpful as a) areas can cause problems in the block as the communal areas may start to deteriorate if repairs remain unpaid b) if the tenants have an issue with the managing agents you will need to have all the details Who is in charge of the block?