Our god-son is buying a house that has just been built in St Helens with a home loan from Bank of Ireland. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties involved in the transaction. 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 valuer when asked. 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.
We note that you have a post code search directory listing solicitors on the TSB conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in St Helens?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in St Helens.
My lawyer in St Helens is not on the The Mortgage Works Conveyancing Panel. Is it possible for me to retain my family solicitor notwithstanding that they are not on the The Mortgage Works panel?
Your options are as follows:
- Complete the purchase with your preferred St Helens lawyers but The Mortgage Works will need to retain a lawyer on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges as well as cause frustration.
- Find an alternative practitioner to act in the conveyancing, not forgetting to check they are Persuade your lawyer to use their best endeavours to join the The Mortgage Works conveyancing panel
We are planning to move property in May. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in St Helens. Conveyancing firm was organised prior to coming across your website.
On the day of completion you will need to collect the house keys from the selling agent but this should only be done once the previous owners lawyers confirm to the agent that they have the completion monies and the keys can be collected. After that you will need to inform the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can assist you in finding a residential property solicitor in St Helens or a solicitor that specialises in conveyancing in St Helens.
My lawyer has informed me that breach of easement insurance is needed on my purchase. What is the level of cover for St Helens conveyancing?
The right level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Santander and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.
My offer was accepted on a house in St Helens on 23/12/2025, valuation was booked 4 days after, received a clean bill of health. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. St Helens is where the house is located. Can you offer any opinion?
Flying freeholds in St Helens are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Helens you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Helens may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
When it comes to my conveyancing in St Helens should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some St Helens conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the solicitor's time in submitting the funds this way.