I am expecting a mortgage offer from Nat West. My intention is to instruct a Licensed Conveyancer in St Helens. Does the Nat West Conveyancing panel include Licensed Conveyancers?

The Nat West conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

We are buying a flat and require a conveyancing solicitor in St Helens who is on the Coventry BS approved panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in St Helens.

Just had an offer accepted on a new build apartment in St Helens. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in St Helens

Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

What advice can you give us when it comes to appointing a St Helens conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a solicitor for lease extension works (regardless if they are a St Helens conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you speak with several firms including non St Helens conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:

What are the charges for lease extension work? How many lease extensions have they carried out in St Helens in the last 12 months?

St Helens Leasehold Conveyancing - Examples of Questions you should ask Prior to buying

It would be a good idea to find out if the the lease includes any onerous restrictions in the lease. For instance it is very common in St Helens leases that pets are not allowed in in a block in St Helens. If you love the apartmentin St Helens yet your cat is not allowed to move with you then you will be faced hard compromise. Plenty St Helens leasehold flats will be liable to pay a service bill for the upkeep of the block levied by the landlord. Should you purchase the property you will have to meet this amount, usually in instalments during the year. This could be anything from several hundred pounds to thousands of pounds for blocks with lifts and large communal areas. In all probability there will be a ground rent to be met annual, this is usually not a exorbitant figure, say around £50-£100 but you need to enquire it because on occasion it can be many hundreds of pounds. How much is the ground rent and service charge?

Do online conveyancing organisations cover everything a local St Helens solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in St Helens?

Where you use an online conveyancer they should undertake all the tasks your St Helens solicitor would cover.