Last month we had a mortgage agreed in principle with Skipton. St Helens conveyancing practitioners were chosen. What is the average time that one could expect to receive a mortgage offer from Skipton?
There is no definitive answer here. Have Skipton done the survey? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We have agreed to purchase a house in St Helens. A rare aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Nottingham your lawyer must check the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Nottingham where a lease fails to comply with these specifications. The conditions relate to the installation of panels on properties countrywide and is not isolated to St Helens.
The mortgage over my property is with Co-operative for my property in St Helens. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?
Co-operative must be informed of your intention before renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. You need not do this via a Co-operative conveyancing panel lawyer.
I have a 4 bedroom Victorian house in St Helens. Conveyancing lawyer acted for me and Virgin Money. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St Helens and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing lawyer who completed the work.
Due to the encouragement of my in-laws I had a survey completed on a house in St Helens before instructing conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some lenders tend refuse to issue a mortgage on a flying freehold home.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in St Helens. Conveyancing may be slightly more expensive based on your lender's requirements.
I am downsizing from my property. My former solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in St Helens if that makes things easier.
Please use our search tool to help you choose a solicitor for your conveyancing in St Helens. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
My step-father has recommend that I use his lawyers for conveyancing in St Helens. Do I follow his guidance?
There are no two ways about it the best way to choose a conveyancing practitioner is to have recommendations from friends or relatives who have experience in using the solicitor that you are contemplating using.