I have given 8 weeks notice to my current landlord and must be out of my let out property in St Helens by the end of next month. Conveyancing on my purchase has just started. How realistic is it to complete in six weeks as I wish to avoid having to move into temporary accommodation?

The normal practice is not to give notice on a rental until exchange of contracts has taken place. If you have not already done so, contact to your solicitor and urge them to they apply pressure on the owners solicitors, try to an agreed time frame that all parties will look towards

I am aiming to move home in January. Will my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you put forward a removal company in St Helens. Conveyancing lawyer was chosen before I stumbled across your page.

On the afternoon of completion you can pick up the keys from the property agent but this can only take place when the previous owners solicitors confirm to the agent that the monies to complete are in and the keys can be collected. After that you should advise the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in choosing a residential property solicitor in St Helens or a legal practice with expertise in conveyancing in St Helens.

I am being advised by my lawyer that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in St Helens?

The appropriate level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Chelsea Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.

We expect to receive a AIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any St Helens solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?

You will need to appoint St Helens solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

I require quick conveyancing in St Helens as I have a deadline to exchange contracts within one month. Luckily I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?

If.Given you are are a mortgage free buyer you have the choice not to have searches carried out although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in St Helens the following are examples of what can be revealed and therefore impact future mortgageability: Enforcement Notices, Outstanding Charges, Outstanding Grants, Unadopted Roads,...

I have been on the look out for a ground for flat up to £195,000 and identified one close by in St Helens I like with open areas and railway links in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in St Helens for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

If you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.

My wife and I are disposing of a St Helens ground floor flat left to us ten years ago in 2011. I have over ten years conveyancing know-how and, although retired, wish to undertake the conveyancing. The purchaser's lawyer has informed me that their bank will not allow you to do your own conveyancing insisting the funds to be sent to a solicitor's bank account.

Lending instructions to property lawyers from all mainstream lenders specify that If the vendor is not legally represented the purchaser’s lawyers should check whether the bank needs to be told so that a decision can be made as to whether they are willing to proceed.