Would the conveyancing lawyers that you recommend handle auction conveyancing in St Helens?
There are a few auction practitioners we can put you in touch with those who can conduct auction conveyancing. St Helens is just one of our areas of where our lawyers have offices.
Having sold my house in St Helens last September but my buyer keeps Skype messaging me complaining that her lawyer needs to hear from myconveyancer. What are the post completion sale formalities following completion?
Post completion of your house sale your lawyer should send the transfer documentation and all additional paperwork to the purchaser's solicitors. If applicable, your conveyancer must also send confirmation that the legal charge in favour of the lender has been repaid to the purchasers conveyancers. There are no post completion formalities just for conveyancing in St Helens.
I am buying a flat and need a conveyancing solicitor in St Helens who is on the The Royal Bank of Scotland approved. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Royal Bank of Scotland in certain locations such as St Helens. We dont recommend any particular firm.
A colleague pointed out to me me that in buying a property in St Helens there may be various restrictions affecting the ability to carry out external changes to a property. Is this right?
We are aware of a number of properties in St Helens which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in St Helens should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have instructed a St Helens conveyancer having made sure that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own St Helens surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My sealed bid on a semi in St Helens has been agreed to, but there is a chain. The owners have placed an offer on a property, but it’s not yet tied up, and are looking at other flats in the pipeline. I have selected a bricks and mortar conveyancing solicitor in St Helens. What do I do now? When should I get the mortgage application with Kent Reliance started?
It is normal to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then survey, St Helens conveyancing search fees, etc). First, you must check that your lawyer is on the Kent Reliance approved list. Concerning the next steps this very much depends on the uniqueness of your transaction, attraction to this property and on the state of the market. During a buoyant market the majority of home buyers will apply for a home loan with Kent Reliance and arrange for the valuation and only if it comes back ok would they request their conveyancing practitioner to press on with searches.
I moved into my flat on 5 June and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in St Helens advises it will be recorded in less than a month. Are transfers in St Helens particularly slow to register?
As far as conveyancing in St Helens is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timeframes can adjust according to who lodges the application, whether there are errors and whether the Land registry communicate with any interested parties. At present in the region of 80% of submission are completed within 12 days but some can be subject to protracted delays. Historically registration is effected once the new owner has moved in to the premises thus 'speed' is not typically primary concern yet where it is urgent that the the registration takes place urgently then you or your lawyers should contact the land registry and explain the circumstances.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one close by in St Helens I like with open areas and transport links in the vicinity, however it's only got 49 years on the lease. There is not much else in St Helens in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a home loan the shortness of the lease may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.