My mortgage broker says he needs my St Luke's lawyer’ panel member for the HSBC conveyancing panel. What is the best way to obtain this. I have called my local St Luke's office but they cant find it on their system.

Have you tried calling your St Luke's conveyancer about this?. Most St Luke's law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

My wife and I are only a couple days away from an exchange on a house in St Luke's and my parents have sent the 10% deposit to my lawyer. I am now informed that as the deposit has been received from someone other than me my property lawyer needs to make a notification to my bank. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I advised the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

Your solicitor is duty bound to check with lender to make sure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.

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

Most buyers of new build premises in St Luke's come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is completed. This is because developers in St Luke's tend to 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 conveyancers 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 opted to have a survey done on a house in St Luke's prior to instructing solicitors. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some banks tend not issue a mortgage on this type of home.

It varies from the lender to lender. Santander has different instructions from Halifax. Should you wish to telephone us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in St Luke's. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in St Luke's to see if the conveyancing will be more expensive.

I have recently realised that I have 68 years unexpired on my flat in St Luke's. I need to get lease extension but my landlord is absent. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you have used your best endeavours to find the landlord. On the whole a specialist may be helpful to try and locate and to produce a report which can be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a solicitor both on devolving into the landlord’s absence and the vesting order request to the County Court covering St Luke's.

Having spent years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in St Luke's. Can we issue an application to the Residential Property Tribunal Service?

Most certainly. We can put you in touch with a St Luke's conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a St Luke's residence is 137 & 139 Haberdasher Street in December 2013. The Tribunal determines in accordance with section 48 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 that the premium for the extended lease for each Property should be £12,350.00. This case was in relation to 2 flats. The unexpired residue of the current lease was 72.39 years.