We chose a local solicitor for my conveyancing in St John's Wood today. Reviewing the Ts and Cs I seeI am responsible for fees even where the conveyance does not complete. Should I go with them or choose an on-line conveyancing brokerage promoting no move no charge conveyancing in St John's Wood?
It is usually ‘give and take’ in that if "No Completion No Fee" is available then the fee levels will tend to be be more expensive to offset those cases that do not proceed. Also remember that these offerings rarely protect you from expenditure for example St John's Wood conveyancing search costs.
About to place a bid on a leasehold flat in St John's Wood. The selling agents assure me that it is usual for flats in St John's Wood to have less than 75 years remaining. I am expecting a loan with Tesco Bank. Will the property be mortgageable given that the lease has 70 years to go.
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. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 17/7/2025 the requirements read as follows :
This question may be naive but I am wet behind the ears as a 1st time buyer of a garden flat in St John's Wood. Do I receive the keys to the property on the completion date from my solicitor? If so, I will use a local conveyancing solicitor in St John's Wood?
On the day of completion you will not be required to attend the conveyancers office in St John's Wood. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you will be called to collect the keys from the property Agents and start moving into the property. Usually this happens early afternoon.
I happen to be the sole recipient of my late mum's estate and I have everything in my name now, including the my former home in St John's Wood. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the house. I understand that there is a CML six month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the property in June. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view banks take of it, depend on the mortgage company as this provision primarily exists to pick up on the purchase and immediately sell or the quick reselling of properties.
My wife and I are at the point of looking at houses in St John's Wood and I am about to put in an offer. Is it best to have my solicitor on ‘stand by’? I am planning to take a mortgage with Barclays.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are obtaining a mortgage with Barclays, ask your prospective lawyers if they are on the Barclays conveyancing panel otherwise they can't do the mortgage legal work.
A friend recommended that where I am purchasing in St John's Wood I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your St John's Wood conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about St John's Wood around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the St John's Wood Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, St John's Wood Education with maps and statistics, Local Amenities and other useful data regarding St John's Wood.
Over the last few months I have been searching for a ground for flat up to £235,500 and identified one close by in St John's Wood I like with open areas and station nearby, however it's only got 52 remaining years left on the lease. I can't really find anything else in St John's Wood suitable, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan the remaining unexpired lease term will likely be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
Should I be wary by estate agents that I am dealing with are recommending an internet conveyancing firm as opposed to a local St John's Wood conveyancing firm?
As is the case with lots of service providers, often referrals from relatives can be most helpful. But there are many players in a conveyancing transaction; estate agents, mortgage brokers and banks might all recommend conveyancers to use. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but occasionally there may be a financial incentive behind the recommendation. You are at liberty to appoint your preferred lawyer. Don't forget that some banks have an approved list of conveyancers you are obliged to use for the lender related work in your house move.