It has taken forever and a day but a loan offer from HSBC for the remortgage of my 4 room flat is coming within the next few days. Are you able to propose a cheap conveyancing solicitor in St Johns?

You are on the wrong site if you are seeking cut-price fees for conveyancing solicitors in St Johns. We can offer you affordable conveyancing but our intention is not to advertise as being the cheapest. Resist the temptation to appoint companies teasing you with low cost conveyancing in St Johns. Optimistically, in going for cheap conveyancing, you will get your money’s worth and at worst it will result in you being stung for additional fees and still not end up with the service expected.

I decided to have a survey completed on a property in St Johns in advance of retaining lawyers. I have been informed that there is a flying freehold element to the house. My surveyor has said that some mortgage companies may refuse to grant a loan on such a property.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. If you call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in St Johns. Conveyancing may be slightly more expensive based on your lender's requirements.

In my capacity as executor for the estate of my grandfather I am selling a house in Newport but reside in St Johns. My conveyancer (based 200 miles awayneeds me to execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in St Johns to witness this legal document for me?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are based in St Johns

I wish to sublet my leasehold apartment in St Johns. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Some leases for properties in St Johns do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Notwithstanding our best efforts, we have been unsuccessful in trying to purchase the freehold in St Johns. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Absolutely. We can put you in touch with a St Johns conveyancing firm who can help.

An example of a Lease Extension decision for a St Johns residence is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case affected 2 flats. The unexpired term as at the valuation date was 72 years.

Do I stop my mortgage payments with HSBC as soon as a completion date for my home sale in St Johns has been set?

You are best advised to keep paying any mortgage sums to HSBC pending the mortgage being repaid from the proceeds of sale as part of your St Johns conveyancing.