lenderpanel

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 transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised St Bees conveyancers for over 130 lenders.


Recently asked questions about conveyancing in St Bees

My wife and I are hoping to buy a house in St Bees and have appointed a St Bees conveyancing firm. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Birmingham Midshires have this afternoon contacted us to inform me that they have now hit a problem as our St Bees lawyer is not on their conveyancing panel. What do we do from here?

When purchasing a property with mortgage finance it is conventional for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own St Bees solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.

What can a local search inform me regarding the house my wife and I purchasing in St Bees?

St Bees conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Onsearch The local search is essential in every St Bees conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.

Are there restrictive covenants that are commonly picked up during conveyancing in St Bees?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in St Bees. 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…’

How does the Landlord & Tenant Act 1954 impact my business offices in St Bees and how can you help?

The particular law that you refer to affords security of tenure to business tenants, granting the right to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. St Bees is one of our numerous areas of the UK in which our lawyers are based

Are St Bees conveyancing solicitors duty bound by the Law Society to supply transparent conveyancing figures?

Inbuilt into the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in St Bees or or elsewhere in the country.

Last updated

Find out more about how flying freehold can affect your the value of a property.