In the event thatI were to acquire a simple residential propertyin St Helens for cash and have no survey and no local authority searches how much could I expect to have to pay for conveyancing in St Helens?
Any savings you would achieve would be limited to the St Helens conveyancing searches. The conveyancer still got to do everything else - money laundering, communicating with the sellers conveyancing practitioner, SDLT submission, register the title etc. You might save a bit for them not having to register a charge but it will not be significant.
My brother-in-law has suggested I instruct a conveyancing solicitor in St Helens. I I am struggling to find out if they are accepted on the The Mortgage Works approved list of lawyers. Can you or the lender confirm if they are on the panel?
The first thing you should do is call your solicitor and ask them if they can act for the bank. Alternatively please call The Mortgage Works who may be able to confirm.
Are there restrictive covenants that are commonly picked up during conveyancing in St Helens?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in St Helens. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying a new build house in St Helens with a mortgage from Santander. The developers refused to reduce the price so I negotiated £7000 of additionals instead. The property agent advised me not reveal to my lawyer about this deal as it may impact my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Given that I am about to spend £400,000 on a two bedroom apartment in St Helens I wish to talk to a lawyer about mytransaction in advance of giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be conducting your conveyancing in St Helens.There is no ‘factory style conveyancing’ - every client is unique individual, not a file number. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in St Helens should be the figure that you are charged.
I have been sourcing a conveyancing lawyer in St Helens for my purchase. Is there any facility to check a firm’s record with the profession’s regulator?
One may read published Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find records Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training requirements.