Is the fact that my conveyancer in St Helens is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 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 firm and enquire why they are no longer on the approved list for your mortgage company.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a house in St Helens? or Apparently there is historic law that means some owners of property residing in a parish church boundary will be compelled to pay for repairs towards the chancel in proximity to the church. Is this a legitimate concern for conveyancing in St Helens?
Unless a prior purchase of the premises took place post 12 October 2013 you could take it that lawyers handling conveyancing in St Helens to remain recommending a chancel search and or insurance against a claim.
I have justfound out that Stirling Law have closed. They conducted my conveyancing in St Helens for a purchase of a leasehold apartment 10 months ago. How can I check that the property is in my name in the name of the previous owner?
The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Helens conveyancing specialists.
I am looking for a ground for flat up to £235,500 and identified one close by in St Helens I like with open areas and station in the vicinity, however it's only got 52 remaining years left on the lease. I can't really find anything else in St Helens for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a home loan that many years may be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
I need to retain a conveyancing solicitor for sale conveyancing in St Helens. I've discover a site which seems to have the perfect offering If there is a chance to get all formalities completed via phone that would be preferable. Do I need to be wary? 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?
Why do I have to supply my conveyancer with a list of items of identification ahead of starting selling or buying a property in St Helens?
St Helens lawyers are duty bound by the Law Society, SRA, HMLR and current AML Regulations to record that the have checked the identity of their clients. It is also sometimes a requirement of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, national insurance number and date of birth.