I am in the process of selling my ground floor flat in St Helens and the EA has just called to say that the buyers are swapping law firm. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their conveyancing panel. On what basis would a major lender only engage with certain lawyers rather the firm that they want to select to handle their conveyancing in St Helens ?
Mortgage companies have always had an approved set of law firms that can represent them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Banks blame a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.
Can the conveyancing solicitors listed on your site handle right to buy conveyancing in St Helens?
We work with plenty of conveyancing conveyancers who can handle right to buy conveyancing You should e-mail the conveyancers listed with a view to obtain a conveyancing quote.
What is the difference between a licensed conveyancer and conveyancing solicitor in St Helens
There are two types of lawyers who can execute conveyancing in St Helens namely CLC regulated conveyancers or solicitors. The two can provide conveyancing services that required to complete the disposal or purchase of property. Both are required to execute St Helens conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally carried out and that the requirements and steps will be correctly attended to.
I am aiming to move house in October. Will my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you suggest a removal company in St Helens. Conveyancing lawyer was chosen before I stumbled across your site.
On the afternoon of completion you will need to pick up the keys from your property agent however this should only occur once the vendors solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. You will need to tell the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can help you find a residential property solicitor in St Helens or a lawyer with expertise in conveyancing in St Helens.
My solicitor has informed me that flying freehold insurance is required on my purchase. What is the level of cover for St Helens conveyancing?
The right level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and The Royal Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such policies.
I'm converting the mortgage on my current home to a buy to let loan with Santander and I will use the rest of the raised equity as a down payment on another house. The location we are interested in is St Helens. Will your conveyancers be able to act for the two lenders and link together the conveyances?
Do use our search tool on this site to ensure that the lawyers are on the appropriate lender panels. Having checked that they are the conveyancer will be able to connect the two deals but you should talk with you lawyer and make apparent your desired outcome and needs.
In relation to leasehold conveyancing in St Helens what are the most common lease defects?
Leasehold conveyancing in St Helens is not unique. All leases are drafted differently and legal mistakes in the legal wording can result in certain provisions are erroneous. For example, if your lease is missing any of the following, it could be defective:
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A duty to insure the building
A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, Barnsley Building Society, and Godiva Mortgages Ltd all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to pull out.
I purchased a split level flat in St Helens, conveyancing was carried out in 1998. How much will my lease extension cost? Corresponding flats in St Helens with a long lease are worth £190,000. The ground rent is £65 yearly. The lease ends on 21st October 2085
With just 61 years left to run the likely cost is going to range between £19,000 and £22,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.
We are about to purchasing a property in St Helens. Could the property lawyer keep the amount we are are purchasing for a secret from the likes of Zoopla. How could this be done?
The Land Registry by statute are required to disclose price sold data on the official title for domestic properties nationwide including homes in St Helens. The register of title is an open document, so HM Land Registry would be breaking the law excluded specific properties such as the one in St Helens.
You can ask HM Land Registry to hide the amount paid data but the answer will be in the negative.