We are looking to buy a property and require a conveyancing solicitor in St Helens who is on the Aldermore approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Aldermore . We don't recommend any particular firms conducting conveyancing in St Helens.
I just acquired a property at auction in St Helens. Conveyancing is necessary. What happens now?
Now that you are legally bound yourself to purchase you should instruct a conveyancing solicitor as a matter of urgency as you will have a pending a drop dead date to complete the deal. Every auction property will have an associated legal set of papers. This will likely include evidence of title and search results. Where you are dealing with leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You need to hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds in place to complete the transaction on the set completion date.
I have paid off my mortgage with Nationwide. I assume I don't need a St Helens solicitor on the Nationwide panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Co-operative have agreed my home loan in principle, my offer on a house in St Helens has been agreed to, what are the next steps?
Your estate agent will wish to be advised as to your property lawyer's details (ensure that the conveyancing practitioners are on the lender’s approved list). Contact Co-operative or the financial adviser and finalise any outstanding paperwork. Co-operative will sellect a valuer who will get in touch with the estate agent or owners to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes about a week for the mortgage offer to be issued. Co-operative will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in St Helens.
Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who dealt with the conveyancing in St Helens 10 years ago have long since closed. What do I do?
Assuming the title is registered the information relating to your ownership will be retained by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, locate your house and secure current copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I'm remortgaging my current home to a buy to let loan with Yorkshire Building Society and I will use the ballance of the raised equity towards another house. The neighborhood we are interested in is St Helens. Will your solicitors be able to act for both sets of mortgage companies and tie in the two deals?
Do use our comparison tool on this site to be sure that the conveyancers are approved by both banks. Having checked that they are your conveyancer will be able to connect the two conveyancing matters but you should talk with you lawyer and communicate your desired outcome and requirements.
I have been sourcing a conveyancing practitioner in St Helens for my house move. Can I see a firm’s record with the legal regulator?
Anyone may read presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator may recorded call for training requirements.
My son is about to join the property ladder, he had his mortgage in principle. When the offer was accepted on house we telephoned the lender to go forward with his. We were disappointed to discover that mortgage companies do not accept all property lawyer, they have to be on a list, is this right?
Mortgage Companies ordinarily imposes restrictions either the type or the number of conveyancing firms on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any St Helens property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.