My best friend’s brother is a solicitor. I suspect that I can be offered preferential pricing for conveyancing, However if that does not come through, what kind of costs would I typically be looking at for conveyancing in St Helens?
It’s sensible to look for two or three conveyancing estimates. Make use of our comparison tool on this page. Whilst fees will vary but service levels do are distinct between conveyancers as is true with the vast majority of professional services.
What happens if my solicitor is suspended from the Co-operative Conveyancing panel ahead of completing my conveyancing in St Helens?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
How does conveyancing in St Helens differ for newly converted properties?
Most buyers of new build property in St Helens come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because builders in St Helens usually acquire the land, 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 conveyancers 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 Helens or who has acted in the same development.
I have been on the look out for a flat up to £195,000 and found one close by in St Helens I like with a park and station in the vicinity, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in St Helens in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
Do you have any top tips for leasehold conveyancing in St Helens from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in St Helens can be reduced if you appoint lawyers the minute you market your property and request that they start to collate the leasehold information which will be required by the buyers’ representatives. Some St Helens leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If there is a history of conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where a dispute is unresolved. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of 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 present the dispute as historic as opposed to unresolved. If you hold a share in a the freehold, you should ensure that you have the original share certificate. Obtaining a re-issued share certificate can be a lengthy process and slows down many a St Helens conveyancing deal. Where a duplicate share certificate is necessary, you should approach the company director and secretary or managing agents (if applicable) for this sooner rather than later. If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example installed wooden flooring? Most leases in St Helens state that internal structural alterations or laying down wooden flooring require a licence issued by the Landlord consenting to such changes. Where you fail to have the approvals to hand do not communicate with the landlord without contacting your solicitor first.
St Helens Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
The best form of lease structure is if the freehold reversion is in the ownership of the leaseholders. In this scenario the leaseholders enjoy control and notwithstanding that a managing agent is usually employed if the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. For most St Helens leaseholds the cost for major works tend not to be included within service charges, although a few managing agents in St Helens ask leasehold owners to contribute towards a sinking fund created for the specific intention of building a fund for major repairs or maintenance. Best to be warned if fixing the lift or some other major work is pending to be shared by the leaseholders and will dramatically impact the level of the maintenance fees or require a one off payment.