My fiance’s sister is a conveyancer. I suspect that I'll be able to get preferential pricing for conveyancing, but if not, what level of figure should I be paying for conveyancing in St Helens?
It’s sensible to obtain multiple conveyancing quotes. Do use our comparison tool on this page. You will notice that amounts will be different but the service one can expect are distinct between solicitors as is true with the vast majority of professional services.
Our grandson is buying a house that has just been built in St Helens with a mortgage from Bank of Ireland. His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Bank of Ireland conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Bank of Ireland conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
How does conveyancing in St Helens differ for newly converted properties?
Most buyers of new build premises in St Helens come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in St Helens typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in St Helens or who has acted in the same development.
I opted to have a survey done on a property in St Helens ahead of retaining solicitors. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies will refuse to issue a loan on a flying freehold home.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in St Helens. Conveyancing may be slightly more expensive based on your lender's requirements.
What are the frequently found deficiencies that you see in leases for St Helens properties?
Leasehold conveyancing in St Helens is not unique. Most leases are unique and legal mistakes in the legal wording can result in certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:
Insurance obligations Repairing obligations to or maintain elements of the building
You will encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Leeds Building Society, and Clydesdale all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to pull out.
Leasehold Conveyancing in St Helens - Examples of Questions you should ask Prior to buying
What is the name of the managing agents? Can you inform me if there are any major works in the planning that will increase the maintenance charges? Is the freehold owned jointly by the leaseholders?
I have just had an offer accepted on a leasehold flat in St Helens and the broker that we are using suggested his property lawyer. She quoted £800 excluding VAT and 3rd party costs. Does this sound steep?
Don't just go on one quote. One should obtain like-for-like quotes for your conveyancing in St Helens. Then choose one that you are comfortable with and crucially, is on the approved panel of the mortgage company that you have applied for a mortgage from.