I was notified recently by my lender that my St Bees the law firm I have appointed is not on the mortgage company Solicitor panel. What can I do to be certain whether this is indeed the case?

The best course of action for you to take is to contact your St Bees conveyancer. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.

Please help. My St Bees conveyancer is advising me that she is duty bound toconduct St Bees conveyancing searches resulting from the fact thatthe firm are on the Santanderapproved lawyer panel. Do I not have a choice here?

You have limited options available to you. As you are obtaining a home loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out St Bees conveyancing searches.

How does conveyancing in St Bees differ for new build properties?

Most buyers of new build property in St Bees approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is constructed. This is because new home sellers in St Bees tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in St Bees or who has acted in the same development.

I am a sole trader planning to take an assignment of a lease of a shop on the high street. Can you recommend solicitors offering no-move-no costs for non-domestic conveyancing in St Bees for under 2k?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in St Bees, including the disposal and acquisition of businesses as well as simply property. Whether you are looking to acquire or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right firm. As for the costs these will vary based on the structure and heads of terms of the deal. Please provide us with your contact information or telephone us so that we can provide you with comprehensive commercial conveyancing quote.

Why is New Build conveyancing in St Bees more expensive?

Conveyancing in St Bees for recently converted or new build homes can sometimes involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as additional queries and contractual considerations.