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Conveyancing in St Helens Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 17/10/17

Transport and public service information if you’re buying or selling residential property in St. Helens -

By road: St. Helens is served by the M6, M57, M62, A58, A570 and A580. By rail: The nearest train station is St. Helens Central. By air: There are three reasonably accessible airports from St. Helens: Liverpool John Lennon Airport (14 miles), Manchester Airport (33), and Blackpool Airport (45).

Hospital: St. Helens, Marshalls Cross Road, St. Helens, WA9 3DA. Council: St. Helens Council (www.sthelens.gov.uk).

Attractions: World of Glass Museum, Northwest Museum of Road Transport, Clinkham Wood, and Taylor Park.

Q.

I am selling a house in St. Helens, and have had a quote from you. Will I need to pay any extra costs that I’m unaware of?

No. In Homeward Legal’s conveyancing quotes, there are never any hidden costs. Unlike many other firms, who claim to offer the lowest conveyancing quotes, only for you to discover extras in the small print, with Homeward Legal, what you see is what you get. Homeward Legal’s quotes provide clear statements of your legal fees and disbursements for a standard conveyancing transaction. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to obtain a fixed-fee quote.

Q.

Do we need a chancel search if we are purchasing close by a rectory manor in St. Helens?

Since the Law Lords took the decision that home-owners near to church property could be liable for paying the bills for the upkeep of the buildings, it’s possible that your new home is subject to these costly charges. However, the Parochial Church Council responsible for the rectory manor will have needed to register their interest in requiring nearby home-owners to pay the costs of the upkeep. This makes the chancel search a simpler process, and it may be advisable for your solicitor to order one. Your conveyancer should also be able to tell you which indemnity insurance options are available.

Q.

Has soil in St. Helens been contaminated by cadmium?

Considerable measures are taken in and around St. Helens to remediate soil contamination, which may be the result of historical or current agricultural or industrial usage. Environment search results will factor in contaminants, including various metals, and others such as chlorine and groundwater contamination. Your solicitor will detail the findings of the search in the title report.

Q.

With all the expenses associated with our move to St. Helens, we are desperate to cut costs, and doing the conveyancing ourselves looks like an attractive cost-cutting method. What do we need to consider?

There is no legal imperative for you to use a lawyer to cover the conveyancing and it is true that you could probably do most of it yourself. However, Homeward Legal would strongly advise that you don’t embark on this for two main reasons: first, you are probably inexperienced and some of the more complex and technical legal tasks may inject delays, which could jeopardise your entire move and leave you paying far more than you budgeted; second, and most critically, you will not have the personal indemnity insurance that all law firms are obliged to carry to protect you. Instead, why not call our team of experts at Homeward Legal on 0800 038 6699 to discuss your options and to obtain your fixed-fee quote matched with our ‘No Move, No Fee’ guarantee.

Q.

What type of searches will the conveyancing solicitor conduct to reveal the risk of floods in St. Helens and the Merseyside area?

An important component in the conveyancing procedure when purchasing a house involves a property lawyer conducting environmental searches, which will provide some details with regard to the local St. Helens flood-risk. If the level of risk is deemed significant, your solicitor can order a more in-depth flood-risk search.

Q.

Which of the St. Helens mortgage lender panels are your solicitors members of?

Of the lenders with local offices in and around St. Helens, Homeward Legal regularly works with all the major companies. Lenders and mortgage specialists in St. Helens include:

  • Mortgage Advice Bureau, 21 Hardshaw Street, St. Helens, WA10 1RD
  • Quadrant Mortgage Services Ltd, 26 Stockton Grove, St. Helens, WA9 5LL
  • Barry & Keith Hyland (Mortgage Brokers), 14 North Road, St. Helens, WA10 2TL
Q.

An unexpected situation has forced us to need to move quickly and complete the conveyancing on our mortgaged flat in St. Helens in a narrow timeframe; do you know any really fast solicitors?

It is unfortunate that often solicitors are sluggish in completing their tasks, which brings huge amounts of additional stress to the legal process. Homeward Legal only ever introduce you to carefully-selected solicitors who will always communicate through every part of the buyer and seller chain, using phone, fax and email rather than the slower, traditional methods. In addition, our property lawyers are picked because they all use advanced, automated practice management systems to complete on your transaction as close as possible to your preferred move date. Give our experts a call on 0800 038 6699 to arrange your fixed-fee conveyancing quote.

Q.

Conveyancers in St. Helens order a variety of searches when instructed to act for a property buyer, but specifically which ones will that include?

If you are applying for a mortgage, your lender will direct a solicitor to order at least the following searches:

  • Local Authority Search
  • Drainage and Water Search
  • Environment Search (which includes flood risk assessment)
  • and possibly less common searches, such as a Cheshire Brine Search
Q.

Is your panel of solicitors experienced enough to act quickly on the conveyancing of residential property auction properties in St Helens?

A.

We are auction specialists and do frequently handle the legal work for bidders at auction. It is critical to formally instruct their chosen lawyer as rapidly as possible to allow sufficient time for a thorough investigation of the legal pack well in advance of the property auction date. Post property auction a prepared lawyer will be geared up to conclude the conveyancing in less than 28 days, a normal requirement of conditions of sale.

Q.

What type of local conveyancing searches in respect to the risk of floods in the Merseyside area will the St Helens conveyancing solicitor actually conduct?

A.

An important component in the conveyancing procedure of purchasing a property involves a conveyancing lawyer conducting environmental searches that provide some details with regard to the local St Helens flood risk.

Q.

Would you advise making the effort to hold off paying stamp duty on buying a house in St Helens?

A.

We do not advise purchasers undertake any stamp duty scheme. These schemes are highly expensive and HMRC may challenge a scheme up to six years later imposing penalties and investigating all your tax matters.

Q.

For our lender, we have chosen Ulster Bank, what will we need to be aware of?

A.

Buyers need to be aware that, in some cases, lenders have limited the firms who can act for them, resulting in increased legal costs for buyers if their solicitor is unable to act both on their behalf, and for their lender. Homeward Legal can act on behalf of most lenders to keep legal costs to a minimum.

Q.

Do I need to get a property survey?

A.

It is strongly advised that home buyers in St Helens arrange a home surveyor to carry out a survey. Numerous defects can affect a property. These can include dry rot.

Q.

Has soil in St Helens been contaminated by cadmium?

A.

Considerable measures are taken in and around St Helens to remediate soil contamination. Environment search results will factor contaminants, including metals and others such as chlorine and groundwater contamination.

Q.

Which local authority looks after St Helens?

A.

St Helens is located in St Helens Metropolitan Borough Council, Contact Centre, Wesley House, Corporation Street, Merseyside, WA10 1HF, Call: 01744 456 789