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Find a St Bees Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in St Bees? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your St Bees home move at risk of delay or failure.

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Recently asked questions about conveyancing in St Bees

My best friend’s uncle is a conveyancing practitioner. I anticipate that I'll be able to get mate’s fee for conveyancing, but if not, what kind of fees would I typically be looking at for conveyancing in St Bees?

It’s advisable to look for multiple conveyancing quotes. Make use of our search tool on this page. You will notice that amounts do contrast greatly but the service one can expect differ between law firms as is true with most professions.

I am currently in the process of buying my council flat in St Bees. I have a mortgage offer with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local St Bees bank branch on various occasions and was told they are content with the situation and they would lend. My St Bees conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

Your property lawyer must comply with the Council of Mortgage Lenders’ Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I recently had an offer agreed on a house in St Bees. My mortgage broker suggested a solicitor. I paid an advanced payment of £175. A couple of days later, the conveyancing practitioner called me to say that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am buying a new build apartment in St Bees. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in St Bees

    Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

What are your top tips when it comes to appointing a St Bees conveyancing firm to deal with our lease extension?

When appointing a property lawyer for your lease extension (regardless if they are a St Bees conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with two or three firms including non St Bees conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:

    Can they put you in touch with clients in St Bees who can give a testimonial? How many lease extensions has the firm conducted in St Bees in the last twenty four months?

I inherited a basement flat in St Bees, conveyancing having been completed April 2005. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in St Bees with a long lease are worth £211,000. The ground rent is £50 per annum. The lease comes to an end on 21st October 2090

You have 68 years unexpired the likely cost is going to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.

Midway through the sale of a leasehold flat in St Bees. Conveyancing solicitors are doing their job but we have been asked to pay an extortionate amount from the freeholder. So far we have forked out £237 for a leasehold management information and then a further £117.20 for supplemental queries raised by the purchaser's solicitor.

Your conveyancing practitioner will not have any control over the extent of the bill for this information but the typical fee for the information for St Bees leasehold premises is £355. When it comes to St Bees conveyancing deals it is conventional for the owner to pay for these charges. The landlord or their agents are under no statutory obligation to address such questions although many will be willing to do so - albeit often at high prices disproportionate to the work involved. Regretfully there is no law that requires set fees for administrative tasks. Neither is there any statutory time frame by which they are duty bound to provide the information.

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