I am not well enough to travel far from St George. Is there a reason why all St George conveyancers are not on all bank panels?

Before the recession most lenders exhibited an approach to risk which differs from the current day. The FSA in 2010 instigated a thematic review into property fraud which in summary warned lenders: know the lawyers on your panel. As a result, banks have since looked to extract more information from law firms about their operations and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Many firms have been excluded from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the criteria of volume of transactions the lenders required.

All was ready to complete my purchase in St George next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What risks does the bank expect the insurance to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These obligations are not specific to conveyancing in St George.

Should I instruct a St George conveyancing practitioner in close proximity to the house I am purchasing? We have a good friend who can execute the legal formalities but her office is a couple of hundredkilometers drive away.

The benefit of a high street St George conveyancing firm is that you can visit the firm to sign documents, present your ID and apply pressure on them if necessary. They will also have local insight which is a benefit. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and on the whole were happy that should outweigh using an unknown St George conveyancing solicitor just because they are based in the area.

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great price which is making it more attractive. I have since been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in St George. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the implications of buying a leasehold house in St George ?

The majority of houses in St George are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in St George so you should seriously consider shopping around for a St George conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example requiring the freeholder’sconsent to carry out alterations. You may also be required to pay a service charge towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer will appraise you on the various issues.

St George Leasehold Conveyancing - A selection of Queries before buying

Generally speaking the cost for major works are not included within maintenance charges, although there some managing agents in St George obliged leaseholders to contribute towards a sinking fund created for the specific intention of building a fund for major works. The majority of St George leasehold flats will have a service bill for maintenance of the building levied by the freeholder. If you buy the property you will have to pay this liability, normally quarterly accross the year. This can differ from several hundred pounds to thousands of pounds for blocks with lifts and large common grounds. There will also be a rentcharge to be met annual, ordinarily this is not a significant sum, say about £25-£75 but you should to check as on occasion it could be surprisingly expensive. Who is in charge of the building?

I need to consider costs for conveyancing in St George from numerous conveyancer and choose one. Do I instruct them to sit tight until I I have an offer accepted on a apartment.

You should wait to request your property lawyer to open a file and order searches once the sales memo has been issued by the selling agent particularly as St George conveyancing searches are not cheap.