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Recently asked questions about conveyancing in St Helens

We have rather pushy vendors who has recommended a exclusivity contract with a down payment two thousand pounds. Are such agreements sensible?

There are a couple of primary concerns with signing a lock out contract (occasionally known as an exclusivity agreement) is that it takes away the focus from progressing with the conveyancing work, so unless it requires limited or no negotiation then it could turn out to be a hindrance. It is not particularly popular by St Helens conveyancing solicitors for this reason. A further concern is the extent of the remedies available - a jilted purchaser is extremely unlikely to obtain an injunction to prohibit the seller selling to a third party, so the only remedy available under the contract will be the reimbursement of wasted costs and, in rare scenarios, the extra payment of penalties.

We are selling our home in St Helens and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers used a factory type conveyancing outfit as opposed to a conveyancing solicitor in St Helens. We have lived in St Helens for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification need.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

My husband and I are novice buyers - agreed a price, yet the property agent advised that the vendor will only proceed if we instruct the agent's preferred solicitors as they are insisting on an ‘expedited deal’. We would rather use a high street conveyancer accustomed to conveyancing in St Helens

It is unlikely the sellers are behind this. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is not the way to achieve this. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you intend to use your preferred St Helens conveyancing firm - not the ones that will provide their estate agent a commission or achieve conveyancing figures demanded by head office.

Do you have any advice for leasehold conveyancing in St Helens from the point of view of saving time on the sale process?

  • A significant proportion of the delay in leasehold conveyancing in St Helens can be avoided if you appoint lawyers as soon as you market your property and request that they start to put together the leasehold documentation needed by the buyers’ conveyancers.
  • If you have had conflict with your landlord or managing agents it is very important that these are resolved prior to the flat being marketed. The buyers and their solicitors will be nervous about purchasing a property where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over rather than unresolved. If you hold a share in a the Management Company, you should ensure that you are holding the original share certificate. Obtaining a duplicate share certificate is often a time consuming process and slows down many a St Helens conveyancing deal. If a new share certificate is required, do contact the company officers or managing agents (where relevant) for this at the earliest opportunity. Many landlords or Management Companies in St Helens charge for providing management packs for a leasehold home. You or your lawyers should find out the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in St Helens.

Leasehold Conveyancing in St Helens - Examples of Queries Prior to buying

    Who is in charge of the building? Is anyone aware of any major works on the horizon that could add a premium to the maintenance costs? It would be sensible to find out as much as you can concerning the company managing the block as they will affect your use and enjoyment of the property. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to practical issues like the tidiness of the communal areas. Don't be afraid to ask prospective neighbours what they think of their service. In conclusion, find out the dates that you are obliged pay the service charge to the managing agents and precisely what you get for your money.

My husband and I have AIP from Santander who have advised that they will loan up to £300k. At what point do I need to appoint a practitioner for conveyancing? St Helens is where we plan to move to.

You can appoint a conveyancing practitioner now so that the solicitor can open the file so they can do the ID checks etc. As and when you wish them to start work they will seek a deposit usually approximately £225. That would normally be once you have the loan offer from your bank and survey report, however should you wish to speed the process you can start the ball rolling quicker even though you may be risking some expense.

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