Can the conveyancing solicitors that are recommend carry out auction conveyancing in St Bees?

We know of a number of niche solicitors we can connect you with those conducting auction conveyancing. St Bees is one of our areas of where our lawyers have offices.

As a novice what is the most important advice you can impart about purchase conveyancing in St Bees?

You may not hear this from too many lawyers but conveyancing in St Bees or throughout England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is an abundance of opportunity for conflict between you and others involved in the legal transfer of property. E.g., the vendor, property agent and sometimes the mortgage company. Selecting a lawyer for your conveyancing in St Bees should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the legal process whose interest is to protect your legal interests and to protect you.

We are witnessing a distinct ongoing adversarial element to conveyancing- someone must be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer above all other players in the home moving process.

Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in St Bees. Do I pick up the keys to the premises on the completion date from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in St Bees?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s lawyers, and once they have received this, you should be called to collect the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.

Last month we had a mortgage agreed in principle with Clydesdale. St Bees conveyancing solicitors are chosen. How long does it take for Clydesdale to forward the offer to the lawyer?

There is no definitive answer here. Have Clydesdale completed the valuation? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I was told four weeks ago that my mortgage has been agreed to by TSB. Is it usual for TSB to only issue the offer once my solicitor in St Bees is approved on their conveyancing panel? TSB have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, chain free conveyancing. St Bees is the location of the property. Is there any guidance you can give?

Flying freeholds in St Bees are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Bees you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Bees may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Back In 2005, I bought a leasehold house in St Bees. Conveyancing and Chelsea Building Society mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1994. The conveyancing practitioner in St Bees who previously acted has now retired. Do I pay?

First make enquiries of HMLR to be sure that this person is indeed the new freeholder. You do not need to instruct a St Bees conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

St Bees Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying

This question is useful as a) areas may cause problems for the block as the common areas may start to deteriorate where maintenance are not paid for b) if the leaseholders have an issue with the running of the building you will wish to have full disclosure You should be aware if it is less than 80 years it will affect the value of the flat. Check with your bank that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease at some point and you need to have some idea of how much this will be. Remember, in most cases you will need to own the property for a couple of years in order to be legally able to extend the lease.