I am hoping to move into my new home in St Helens next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the lender. What risks does the bank expect the insurance to cover?

All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not limited to conveyancing in St Helens.

I am buying a property in St Helens. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?

As you are obtaining a mortgage with Barclays your lawyer must comply with the conveyancing requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Barclays. The CML Handbook contains minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Barclays where a lease fails to meet these requirements. The requirements relate to the installation of panels on properties nationwide and is not restricted to St Helens.

Nationwide have agreed my home loan in principle, my offer on a flat in St Helens has been agreed to, what happens next?

Your property agent will need to be advised as to your conveyancing practitioner's details (ensure that the property lawyers are on the lender’s panel). Contact Nationwide or your broker and finish off any outstanding paperwork. Nationwide will instruct a valuer who will get in touch with the selling agent or owners to book an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Nationwide will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in St Helens.

My sealed bid on a semi in St Helens has been accepted, 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 properties booked. I have selected a high street conveyancing solicitor in St Helens. What should be my next step? When should I get the mortgage application with Kent Reliance going?

It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, St Helens conveyancing search fees, etc). The first thing to do is ensure that your conveyancer is on the Kent Reliance approved list. Concerning the next stages this very much dictated by the uniqueness of your transaction, motivation for the property and on the state of the market. During a buoyant market some purchasers would apply for the mortgage with Kent Reliance and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to proceed with the conveyancing in St Helens.

Taking into account that I will soon part with 450k on a garden flat in St Helens I would like to talk to a solicitor regarding thehouse move ahead of instructing the firm. Can this be arranged?

Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor due to be conducting your conveyancing in St Helens.There is no ‘factory style conveyancing’ - each client is unique person, not a file reference. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in St Helens should be the amount on the final invoice that you are charged.

I am using a search engine for the term conveyancing in St Helens it shows results of many property lawyersin the vicinity. How do I determine which is the right conveyancer for the sale of my house?

The ideal method of choosing the right conveyancer is via personal testimonial, so seek the opinion of friends and those you trust who have bought a property in St Helens or a local estate agent or mortgage broker. Charges for conveyancing in St Helens differ, so it's sensible to obtain a minimum of four fee calculations from different conveyancers. Be sure to seek confirmation that the fees are fixed.

Estate agents have just been given the go-ahead to market my 2 bed apartment in St Helens. Conveyancing has not commenced, however I have just received a quarterly maintenance charge demand – should I leave it to the buyer to sort out?

The sensible thing to do is clear the service charge as you normally would as all rents and maintenance payments should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment 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.

St Helens Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing

Who is in charge of the building? This question is useful as a) areas may cause problems for the building as the communal areas may start to deteriorate if maintenance remain unpaid b) if the leaseholders have an issue with the running of the building you will wish to know about it Does this lease have more than 90 years left?