Find a Lender-Approved Local Conveyancer in Rainhill

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FACT : Rainhill Conveyancing Solicitors Know more about Conveyancing in Rainhill

Top 5 reasons to let us assist you choose a local conveyancing solicitor in Rainhill

  • 1 Cut price packages from online conveyancers might be tempting. However, these firms are often based many miles away with limited understanding of the factors that impact property transactions in Rainhill
  • 2 Over the years Rainhill conveyancer have developed valuable links with Rainhill local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all parties involved in the process of dealing with your home move in Rainhill.
  • 3 Notwithstanding what alternative on-line conveyancers tell you it may be important to attend your conveyancer to execute documents. There are various parties with with an interest in a house sale without needing to include Royal Mail into the pot.
  • 4 This site is the only site offering you the ability to ensure that your conveyancing in Rainhill will be conducted by a solicitor on your lender’s authorised panel.
  • 5 Rainhill property lawyers have a significant advantage when it comes to Rainhill conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other issues that can affect your sale or purchase

Examples of recent conveyancing in Rainhill since January 2024*

Recently asked questions about conveyancing in Rainhill

Unfortunately I am unable to travel far from Rainhill. Is there a reason why all Rainhill property lawyers are not on all lender panels?

As inequitable as it may appear for banks to limit who can represent them, from the public’s or lawyer’s point of view, the the contrary view is that banks are becoming ever more anxious and feel it imperative to protect them against illegal activities. As a consequence of this concern banks are limiting their panel of approved conveyancing lawyers to a manageable size.

It is 10 years ago since I purchased my property in Rainhill. Conveyancing solicitors have now been appointed on the sale but I can't find the title deeds. Will this cause complications?

You need not be too concerned. First the deeds may be retained by the lender or they may be in the possession of the solicitor who handled your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Rainhill relates to registered property but in the rare situation where your property is not registered it is more of a problem but is not insurmountable.

We are getting a further advance on our home loan from UBS as we wish to carry out improvements to our house in Rainhill. Do we need to choose a high street Rainhill solicitor on the UBS conveyancing panel to deal with the paperwork?

UBS don't usually appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.

Santander have agreed my home loan in principle, my offer on a flat in Rainhill has been agreed to, what happens next?

Your estate agent will want to be advised as to your conveyancing practitioner's details (make sure the conveyancers are on the bank’s approved list). Contact Santander or your broker and finish off any outstanding forms. Santander will instruct a valuer who will get in touch with the estate agent or seller to arrange a time for the valuation to happen. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Santander will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Rainhill.

My offer on a property in Rainhill has been accepted, but there is a chain. The owners have offered on somewhere, however it’s not yet agreed to, and are looking at other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in Rainhill. What do I do now? At what stage do I apply for the mortgage with Aldermore?

It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then survey, Rainhill conveyancing search costs, etc). First, you must check that your property lawyer is on the Aldermore conveyancing panel. Concerning the next steps this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. In a rising market many home buyers would apply for the mortgage with Aldermore and arrange for the valuation and only if it comes back ok would they request their conveyancer to press on with searches.

My wife and I have a 4 bedroom Georgian house in Rainhill. Conveyancing solicitor represented me and Chelsea Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rainhill and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing solicitor who conducted the conveyancing.

I am purchasing my first flat in Rainhill benefiting from help to buy. The sellers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not inform my solicitor about the side-deal as it would impact my loan with Halifax. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one near me in Rainhill I like with a park and transport links nearby, however it only has 52 years on the lease. I can't really find anything else in Rainhill in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 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 and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

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Sample of conveyancing solicitors in Rainhill regulated by the SRA

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

  • Hogans Solicitors Limited, 10 Station Street, Rainhill, Prescot, Merseyside, L35 0LP
  • Angels Solicitors, 17 Smithford Walk, Tarbock Green, Prescot, Merseyside, L35 1SF
  • J Keith Park Solicitors, Barrow House, Barrow Street, St. Helens, Merseyside, WA10 1RX
  • Nicholas John Hall Limited, Barrow House, 26 Barrow Street, St. Helens, Merseyside, WA10 1RX
  • J Keith Park Solicitors, Claughton House, 39 Barrow Street, St. Helens, Merseyside, WA10 1RX

Residential Landlord and Tenant Conveyancing solicitors in Rainhill

The list below is a non-comprehensive list of solicitors in Rainhill with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on Rent Act Protected, Assured and Assured Shorthold tenancies

  • Angels Solicitors, 17 Smithford Walk, Tarbock Green, Prescot, Merseyside, L35 1SF
  • Frodshams Solicitors Limited, 17/19 Hardshaw Street, St. Helens, Merseyside, WA10 1RB
  • Tickle Hall Cross, Carlton Chambers, 25 Hardshaw Street, St. Helens, Merseyside, WA10 1RP
  • St Helens Law Limited, 19-27 Shaw Street, St. Helens, Merseyside, WA10 1DF
  • Haygarth Jones, 109-111 Corporation Street, St. Helens, Merseyside, WA10 1SX

Commercial Conveyancing solicitors in Rainhill regulated by the SRA

The list below is a small selection of solicitors in Rainhill practicing in commercial conveyancing in Rainhill. This will likely include advice on complex issues under the Landlord and Tenant Act of 1954
  • Angels Solicitors, 17 Smithford Walk, Tarbock Green, Prescot, Merseyside, L35 1SF
  • Frodshams Solicitors Limited, 17/19 Hardshaw Street, St. Helens, Merseyside, WA10 1RB
  • Tickle Hall Cross, Carlton Chambers, 25 Hardshaw Street, St. Helens, Merseyside, WA10 1RP
  • Barrow And Cook Solicitors Limited, 5-7 Victoria Square, St. Helens, Merseyside, WA10 1HH
  • St Helens Law Limited, 19-27 Shaw Street, St. Helens, Merseyside, WA10 1DF

*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.