Is the fact that my solicitor in St Helens is not identified on my lender's conveyancing panel that there is a problem with the standard of her work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the St Helens conveyancing practice and enquire why they are no longer on the approved list for your bank.
It is a dozen years since I acquired my property in St Helens. Conveyancing lawyers have now been appointed on the sale but I can't track down the title documents. Will this cause complications?
Don’t worry too much. First there is a chance that the deeds will be kept by the mortgage company or they could still be with the conveyancers who oversaw your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in St Helens involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in St Helens. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 18/1/2025, the requirements read as follows :
How easy is it to use the search tool to find a conveyancing practitioner in St Helens on the panel for my bank?
1st select a mortgage company such as Santander, The Royal Bank of Scotland or Platform Home Loans Ltd then choose your preferred area a common one being St Helens. Conveyancing organisations in St Helens and nationally will then be listed.
I need to instruct a conveyancing solicitor for sale conveyancing in St Helens. I've stumble upon a site which appears to be the perfect answer If there is a chance to get all formalities done via email that would be ideal. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I have just appointed agents to market my ground floor apartment in St Helens. Conveyancing lawyers have not yet been instructed, but I have just received a quarterly service charge invoice – Do I pay up?
The sensible thing to do is discharge the invoice as normal as all ground rent and maintenance invoices should be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Leasehold Conveyancing in St Helens - A selection of Questions you should ask before Purchasing
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What is the length of the lease? In the main the outlay for major works tend not to be included within service charges, although some managing agents in St Helens require leasehold owners to contribute towards a sinking fund and this is used to offset against larger works. Its a good idea to discover as much as possible regarding the company managing the building as they will impact your use and enjoyment of the property. As the owner of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to daily matters like the cleanliness of the communal areas. You should not be shy to ask other people what they think of their service. Finally, find out the dates that the maintenance charges are due to the appropriate party and precisely what you get for your money.