Find a Lender-Approved Local Conveyancer in St James

Ready to buy a new home? Find a law firm approved by your lender.

If you have reached us by Googling ‘Conveyancing in St James’ follow your intuition — you will have a better house move where you instruct a conveyancing solicitor in St James.

5 reasons to let us assist you find a high street conveyancing solicitor in St James

  • 1 Personal touch together with pure property expertise are key benefits that you should seek when choosing conveyancing solicitors. St James conveyancing can become a lot more complicated as a result of poor communication between all the parties. The lawyers listed ensure that the lines of communication are open and act on arising issues and developments expeditiously.
  • 2 The St James conveyancing firms that are listed are dedicated to supplying the most cost, efficient and transparent conveyancing service to purchasers, sellers and investors in St James
  • 3 On the balance of probabilities the the solicitors for the other party are located in St James - if so both parties will have worked on conveyancing matters in the past
  • 4 St James lawyers have a significant advantage when it comes to St James conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other issues that can affect your sale or purchase
  • 5 Over the years St James solicitor have established valuable connections with St James local estate agents, banks, building societies, landlords and property developers enabling them to liaise at speed with all concerned in the process of handling your home move in St James.

Examples of recent conveyancing in St James since February 2025*

Recently asked questions about conveyancing in St James

I am not in a position to travel far from St James. What is the rationale as to why all St James property lawyers aren't included on all lender panels?

A decade ago most banks had an approach to risk which differs from the current day. The Financial Services Authority in 2010 instigated a thematic review into mortgage fraud which in summary warned lenders: know the solicitors on your panel. As a result, banks have subsequently looked to extract more information from law firms regarding their processes and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Thousands of firms have been excluded from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the criteria of volume of transactions the mortgage companies set.

What does my ID and proof of funds have anything to do with my conveyancing in St James? Why is this being asked of me?

You are right in the requirement set out by your lawyer has nothing to do with conveyancing in St James. However these days you will not be able to proceed with any conveyancing process if you have not handing over evidence of your identity. This usually takes the form of a either your passport or driving licence as well as a bank statement. Remember if you are supplying your driving licence as proof of identification it needs to be both the paper section as well as the photo card part, one is not sufficient without the other.

Proof of the source of money is required under Money Laundering Regulations. Don’t be offended when you are asked to produce this as your conveyancer will need to retain this information on record. Your St James conveyancing practitioner will require evidence of proof of funds prior to accepting any monies from you into their client account and they should also ask additional queries regarding the source of monies.

I have 7378 less than 75 years left on my lease and require a lease extension for my flat in St James. Conveyancing solicitors on the The Mortgage Works panel can deal with such extensions correct?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 30/5/2025 the requirements read as follows :

Minimum unexpired lease term is 70 years with 30 years remaining at the end of the mortgage term.
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term less than 70 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period less than or equal to 5 years

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 70 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1.0% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Issuing Office (will be declined):
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house
- Any lease which is subject to a ground rent (or annual rent) being charged which is more than on a peppercorn basis
- Any lease which is subject to a ground rent (or annual rent) being reviewed and altered on any review basis or methodology

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1.0% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- A lease subject to a peppercorn ground rent (annual rent) charges

For the avoidance of doubt, any new build properties completed but not sold pre 30 June 2022 will only be acceptable if the lease conforms to the above guidance

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years

LEASE EXTENSIONS

We require all lease extensions to be completed under the Leasehold Reform Housing and Urban Development Act 1993 and to meet the above criteria as a minimum. Where you become aware that it does not meet these requirements, please refer to the Issuing Office

Please ensure that all lender enquiries are submitted (with full documentation/requirements) at least 2 weeks prior to exchange to allow sufficient time for review and decisioning.

Are there restrictive covenants that are commonly identified during conveyancing in St James?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in St James. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. St James is where the house is located. Is there any advice you can impart?

Flying freeholds in St James 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 James you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St James may decide 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.

I have been pointed in your direction by numerous selling agents in St James to find a conveyancer on your site. What’s the financial inducement for Estate Agents to recommend your site ahead of a competitor’s?

We don’t offer any commission for pointing buyers and sellers in our direction. We thought it would be too underhand a fee because a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

Last updated

Sample of conveyancing solicitors in St James regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in St James but also conveyancing throughout England and Wales.

  • Svetlova Llp, 33 St. James's Square, London, England, SW1Y 4JS
  • Red Square (london) Ltd, 78 Pall Mall, London, SW1Y 5ES
  • Vma Legal Services Limited, 4-12 Regent Street, London, SW1Y 4PE
  • Trousset Fawcett Ltd, 35 Piccadilly, London, W1J 0DW
  • Lsga Solicitors, 4th Floor, 35 Piccadilly, London, W1J 0LP

Domestic Licensed Conveyancers in St James regulated by the CLC

Please note that the listed conveyancers do not limit their work for conveyancing in St James but also conveyancing across England and Wales.
  • Stratega Law Ltd, Sutherland House, W1F 7TE
  • R & C Property Lawyers Llp, 10A Upper Tooting Road, SW17 7PG
  • Walter Saunders, 382 Brockley Road, SE4 2BY
  • Stratega Law Ltd, Bldg 3 Chiswick Park, W4 5YA
  • Ldn Conveyancing Ltd, 3 Acton Hill Mews, W3 9QN

Planning law solicitors in St James regulated by the Solicitors Regulation Authority

The solicitors listed below are a non-comprehensive list of solicitors in St James practicing in planning law. This should include advice on special planning controls
  • Trousset Fawcett Ltd, 35 Piccadilly, London, W1J 0DW
  • Hcls Llp, 3rd Floor/carrington House, 126 – 130 Regent Street, London, London, W1B 5SE
  • Ahc Solicitors Limited, 1 Northumberland Avenue, Trafalgar Square, London, WC2N 5BW
  • Fortune Green Legal Practice Limited, Golden Cross House, 8 Duncannon Street, London, WC2N 4JF
  • Fletcher Day Ltd, 56 Conduit Street, Mayfair, London, W1S 2YZ

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.