Having been told to check out your site we were going to appoint conveyancing solicitor in St Helens endorsed by you but have come across alternative estimates on the internet look less expensive – why is this?

You can find numerous websites promoting supposedly cut-price conveyancing, yet more often than not additionalcharges result in the closing bill being escalated. In accordance with regulatory requirements fees set out in terms and conditions should be equitable invoiced The solicitors that we put forward for conveyancing in St Helens clearly state all charges for the property you plan topurchase.

I am helping my step-mother sell her property in St Helens. Does the solicitor commission the EPC or it is for me to see to?

After the demise of HIPs, energy performance certificates was kept a required part of selling a property. An energy performance certificate must be to hand prior to the property being advertised. This is not a task that conveyancers normally arrange. Where you are using a St Helens conveyancing solicitor they might be able to arrange energy assessments due to their contacts with long established St Helens accredited person

Are all St Helens Conveyancing Quality Solicitors on the Santander conveyancing panel?

A selection of lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

I have decided to exercise my right to buy my property in St Helens off the council. I have a mortgage agreed with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.

We are purchasing a house and the lawyer has mentioned Chancel Repair for which the house could be liable as it falls into the area of such a church. She has recommended insurance. Is this really necessary for conveyancing in St Helens

Unless a prior purchase of the premises completed after 12 October 2013 you could assume that solicitors carrying out conveyancing in St Helens to remain encouraging a chancel search and or insurance against a claim.

What makes your site different to other internet conveyancing brokers for conveyancing in St Helens?

At this site get a fixed fee quote from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in St Helens. Unlike many estate agents and many comparison sites we are not in the business of charging firms a commission if you select them for your conveyancing in St Helens

I would like to sublet my leasehold flat in St Helens. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

A small minority of properties in St Helens do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I purchased a split level flat in St Helens, conveyancing formalities finalised 9 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in St Helens with an extended lease are worth £197,000. The ground rent is £55 yearly. The lease ends on 21st October 2080

With just 55 years remaining on your lease we estimate the premium for your lease extension to be between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.