While the number of divorces has fallen slightly since the introduction of no-fault divorce in 2022, more couples are now turning to the courts to resolve disagreements about finances.

For many separating couples, the biggest challenge is no longer the decision to divorce itself – it is how to divide finances fairly in an increasingly uncertain economic climate.

Why are financial disputes increasing?

Several factors appear to be contributing to the rise in contested financial remedy cases.

1. Cost-of-living pressures

With rising housing costs, inflation, and economic uncertainty, couples are becoming more cautious about finalising financial settlements. Many want clear and legally binding arrangements before moving forward with their lives.

Even couples who initially attempt informal arrangements are increasingly returning to court later to secure a formal order, recognising that verbal agreements may not provide sufficient protection. 

2. Greater awareness of financial rights

People are becoming more aware that divorce does not automatically resolve financial matters. Without a financial order approved by the court, claims between spouses can remain open even after the divorce itself is finalised.

This has led many individuals to seek legal advice earlier in the separation process.

3. More complex financial arrangements

Modern family life often involves:

• Multiple properties
• Pensions and investments
• Family businesses
• Blended families

These complexities can make financial negotiations significantly more challenging without professional advice.

How a family solicitor at SHL Solicitors can help

While every family situation is different, seeking legal advice early can help individuals:

• Understand their financial rights and responsibilities
• Reach fair settlements without unnecessary conflict
• Protect assets and future financial security
• Ensure any agreement is legally binding and enforceable

In many cases, matters can be resolved through negotiation or mediation, avoiding the need for lengthy court proceedings.  As a firm, we can also offer a free initial consultation and fixed fees, where appropriate.

Final thoughts

Divorce is always challenging, but the current economic climate has made financial settlements more complicated than ever.

If you are considering separation or are already going through a divorce, obtaining clear legal advice can help ensure that financial arrangements are fair, practical, and provide certainty for the future.

The post Why Financial Disputes in Divorce Are Rising – and What Separating Couples Should Know appeared first on St Helens Law.

Residential conveyancing is the key step in buying or selling a property, and it takes you from simply agreeing on a price for a house to actually owning it.

Let’s dive into exactly what residential conveyancing solicitors do, and why you need us.

What is residential conveyancing?

Residential conveyancing refers to all legal work that’s needed to change the ownership of a property from one person to another.

The residential conveyancing process begins once an offer has been accepted on a property, and it ends when contracts have been exchanged and money transferred between the two parties involved.

Buying or selling a property can be an extremely stressful time, and the legal side of things can be complicated. This is why it’s so important to obtain the services of a trusted residential conveyancing team.

They can navigate all the complex legal issues you may not understand, helping ensure the property transaction goes smoothly.

Key stages of the residential conveyancing process:

1. Offer accepted and solicitor/conveyancer instructed.
2. Initial paperwork, ID verification, and source-of-funds checks.
3. Contract pack issued (seller’s side) and reviewed (buyer’s side).
4. Property searches ordered and enquiries raised.
5. Mortgage offer received and reviewed.
6. Signing documents and agreeing completion date.
7. Exchange of contracts (legally binding).
8. Mortgage funds released, purchase/sale completed, and keys released.
9. Post-completion: Stamp Duty Land Tax (if applicable) and Land Registry registration.

Why do you need residential conveyancing?

Anybody buying or selling a property will require the services of a conveyancing solicitor because they know exactly what’s needed in every situation. If you’re buying a property, your solicitor will liaise with the seller’s solicitor to ensure every aspect of the transaction is legally correct.

Failure to obtain the services of expert conveyancing solicitors could put property transactions at risk of falling through – and nobody wants that.

When do you need residential property conveyancing?

Residential conveyancing is required for more than simply buying or selling a home. You’ll also need residential conveyancing services for:

• Buying or selling a freehold or leasehold home
• Remortgaging a property
• Transfer of equity (adding/removing someone from the title, e.g. after marriage or separation)
• Shared ownership or staircasing
• Buying a new-build property

What does a residential conveyancer do?

Residential conveyancing solicitors can act on both sides of property transactions. The roles are similar, but they differ at key points in the process. Let’s break it down.

For buyers

• Receive the files, check the contents of the files
• Verify the identities and the source of the funds
• Review the draft contract packs, title documents and any leaseholds
• Order and review local authority, drainage and environmental searches
• Liaise with the mortgage lenders and review any mortgage offers or conditions
• Consult with the seller’s solicitor on searches and documents
• Report to the buyer on any issues with the property or mortgage offer
• Exchange contracts and arrange completion, including the deposit and balance transfer
• Finally, they will register your ownership and change the title deeds

For sellers

• Obtain title documents and prepare the contract pack
• Provide property information forms, fittings and contents form, and supporting documents, like warranties, planning, building regulations, and Energy Performance Certificate (EPC)
• Answer enquiries raised by the buyer’s solicitor
• Handle mortgage redemption and transfer of funds on the completion date

Speak to residential conveyancing solicitors at St Helen’s Law

Are you in the process of buying a house and need the services of expert solicitors? At St Helen’s Law, we can help you.

We understand your needs and deal with every transaction as soon as we can. By using the latest technology, we can keep you informed throughout the entire conveyancing process.

We don’t insist that you come into our office to sign paperwork, because we know that’s not always convenient.

We also won’t leave any hidden extras in our package; the quote we give you at the start of the process is the price you’ll pay. Ready to get the residential property conveyancing process started? Get in touch with our expert team by calling 01744 385171.

The post What is residential conveyancing, and why do you need it? appeared first on St Helens Law.

This may not sound like much. But considering there are over 340 million GP consultations in this country annually, this data suggests that potentially millions of people are being regularly misdiagnosed.

This makes the role of clinical negligence solicitors all the more prevalent. Those making a misdiagnosis claim will need robust legal backing to ensure that justice is done and that a fair claim payout is received when negligence is proven beyond doubt.

If you fear you’ve been misdiagnosed and that this has caused your health problems to worsen over time, or it has caused you significant physical or emotional distress, St Helens Law is on your side. Our team of medical negligence lawyers have years of experience helping people just like you, so get in touch with our expert team today, or keep reading to learn more.

What Qualifies as Medical Misdiagnosis?

In the context of UK law, instances of ‘medical misdiagnosis’ are often broken down into distinct categories for clarity:

Wrong diagnosis

This is where a healthcare professional, usually a doctor, identifies you as having a specific condition or illness – though this identification is wrong. As a result, you may undergo treatment that is of no realistic help to you, while the actual problem remains untreated and left to get worse. A stroke, for example, is a commonly misdiagnosed condition, as it shares similar symptoms to a migraine in many cases.

Delayed diagnosis

This is where the condition or illness you’re suffering from is finally identified, though not in a timely manner. Such delays often cause issues to progress, potentially leaving you with more pain and suffering to contend with. Or, in a worst-case scenario, a recovery may not be possible. For instance, cases where there has been a severe and irreversible decline due to a cancer misdiagnosis.

Missed diagnosis

This is when a doctor fails to identify your condition, even though you’re presenting symptoms that should, under normal circumstances, prompt a proper diagnosis. Unfortunately, missed diagnoses often lead patients to go without essential treatment that would improve their chances of better health.

Am I Eligible to Sue the NHS for Misdiagnosis?

If a medical professional failed to give you the correct diagnosis and you’ve suffered as a result, you will be able to sue the NHS and claim compensation. However, clinical negligence law dictates that you must meet the legal criteria first. 

You must be able to prove:

• The NHS did not meet the duty of care you were owed as a patient.
• This duty was breached because you did not recieve an acceptable standard of medical care, leading to a misdiagnosis.
• Your condition worsened as a result of the misdiagnosis.

You’re also against the clock if you wish to claim for a misdiagnosis; the law says you must place a claim within 3 years of learning or suspecting that you were misdiagnosed. If the patient is under 18, this 3-year period only begins once they turn 18.

How the Medical Misdiagnosis Compensation Claims Process Works

Selecting a Medical Misdiagnosis Solicitor

If a medical negligence claim is the route you wish to explore, it’s essential to have the right solicitor in your corner. Many sufferers of misdiagnosis opt for a solicitor who works on a no-win-no-fee basis. This means you won’t need to pay any legal fees at all if your claim is unsuccessful – that’s exactly what you can expect when working with St Helens Law.

Then, our job begins. We’ll work hard to obtain any relevant medical records pertinent to your claim, including documentation from your GP, hospitals, clinics, and any other healthcare providers you’ve visited.

Submitting Documents to Medical Negligence Experts

After gathering every piece of evidence at our disposal, we’ll employ the services of independent medical experts with experience in the specific fields relevant to your case. They will:

• Review your medical records.
• Give an opinion on whether medical negligence was present.
• Assess the severity of the consequences of misdiagnosis.
• Determine the impact the misdiagnosis will have on your future.

We’ll also gather any witness statements, along with evidence of financial losses if you’ve suffered any.

Letter of Claim

If the independent expert confirms your claim to be eligible and legitimate, we’ll draft a formal letter of claim to the NHS Trust detailing your case and the basis for the claim. Then, the relevant Trust has four months to respond.

NHS Investigations Begin

After receiving the letter of claim, the NHS will then conduct its own investigation. Once that has concluded, they will respond to the letter by either accepting full liability or partial liability, requesting more information, or denying the claim outright.

Admission of Liability and Negotiation

If the NHS accepts liability for your misdiagnosis, it’s then our job to quantify your damages and produce a justifiable settlement figure, before negotiating with the NHS Trust directly.

This sounds like a scary and complex process. But, in reality, the vast majority of claims are settled without things needing to go further. In the 2023/24 period, 81% of all clinical claims were settled out of court, according to the NHS Resolution Report. If the NHS denies liability, we will initiate court proceedings on your behalf while also continuing to negotiate.

Formal Settlement

If court proceedings are avoided, we’ll produce a final settlement figure (minus any interim settlement payments you may have received), and documents will be signed by both parties to confirm your indisputable right to the claim. 

We’ll then work to ensure you receive your settlement as quickly as possible.

How Much Could I Claim for Misdiagnosis?

This depends entirely on the specifics of your situation, including the nature of your misdiagnosis, what conditions/ailments were misdiagnosed, and the fallout of the mistake.

If you’re looking for a ballpark figure, you could use a misdiagnosis claim calculator – there are plenty available online, and they only require a few details to offer a figure. Though it’s important to remember that these numbers are not set in stone, and only your medical misdiagnosis solicitor will be able to provide a concrete figure further into the process.

Need to Sue the NHS for Misdiagnosis? Choose St Helens Law

If you believe you have been misdiagnosed and that this has impacted your life negatively, and you’re ready to make a claim, St Helens Law is the team for you.

We’ll listen to your story intently and offer our expert advice on whether you have a medical misdiagnosis claim. If you do, we’ll work diligently to ensure you walk away from your claim with medical misdiagnosis compensation that’s suitable to your circumstances.

Speak to the medical negligence solicitors at St Helens Law today to get things moving with your NHS misdiagnosis claim. Or, if you need to claim for negligent treatment from a private healthcare provider, we’re still ready and waiting to help.

Contact Us Today!

The post Can I Claim for Misdiagnosis? appeared first on St Helens Law.

However, from a legal and administrative perspective, injury claims can be a minefield, with countless variables needing to be addressed if you wish to benefit from the desired outcome. In this case, a reasonable settlement figure.

That’s why working with trusted, reliable personal injury lawyers isn’t just recommended; it’s a necessity if you want to avoid the stresses of potential mishaps as your case moves along. At St Helens Law, our team of personal injury lawyers ensure you’re armed with all the evidence and support you need to see a positive outcome.

With this in mind, let’s examine personal injury settlements more closely, why you should always seek legal advice from trained professionals, and where things could go wrong without proper representation.

Common issues that can arise in personal injury settlements

In an ideal world, if you’ve been the victim of an injury that was not your fault and you wish to claim against the guilty party (and their insurer), you should move through the relevant stages towards a settlement without fuss.

But it’s not always smooth sailing. Here are just a few things that could work against you:

A low settlement offer

Insurance companies don’t always offer an appropriate amount in the first instance, and they may try to “low-ball” you in the hopes you’ll accept without hesitation. 

Disputes on liability

If the opposing party is disputing their guilt or claims you were also somehow at fault, this complicates the entire process.

Unavoidable delays

Insurers, and even some solicitors, are known for dragging their feet, which could delay the payment of your settlement, even if all parties are in agreement.

Miscommunication

If a crucial piece of information has been missed or miscommunicated – for instance, something in your medical records – this could have a significant impact on the outcome of your case.

Potential mistakes to avoid during negotiation

When negotiating your settlement figure, having hard-working personal injury lawyers working on your behalf is essential if you want to walk away with a figure that’s both suitable to the circumstances and meets your needs.

Here are some common mistakes you need to avoid, and can avoid with our help:

Accepting the first offer

This is why having experienced personal injury lawyers on your side is an absolute must. It’s not always the case, but you stand to make more money by declining the initial offer. We’ll advise you on your best course of action.

Failing to account for future medical expenses

If you’ve suffered a serious injury (for example, in a traffic collision) and you’ve been advised by a medical professional that this will lead to prolonged pain in the future, this needs to be accounted for in your settlement figure, rather than how the severity of the injury appears in the moment. 

Ignoring longer-term consequences

In the same breath, it’s important to factor in how this injury will affect you later in life; will you be able to return to work? Will you need extensive time off? Will you need to alter your lifestyle in light of your new physical condition? This all needs to be addressed.

The role of a personal injury lawyer in avoiding pitfalls

Without effective legal representation throughout your personal injury settlement, you can’t possibly hope to enjoy the most beneficial outcome for you, or even make it past the first steps.

At St Helens Law, here’s how we can help:

Expert negotiation skills

Because we’ve handled many personal injury claims, we know when it is most appropriate to push for a better deal or to accept a deal that’s already on the table. The result is the most fitting figure for your case and your circumstances.

Legal expertise

Our in-depth knowledge means we’re well equipped to analyse your situation and the circumstances surrounding your injury, so we can highlight any areas that may impact your settlement figure. On top of this, we can guide you on the movements and reasoning of the other party and their insurer, so you have all the information you need to make an informed decision.

Handling disputes

We can mediate on your behalf when we feel you are not being treated fairly, or when the opposing party disputes your claims or rights.

How is personal injury compensation calculated?

The first port of call in personal injury law is to calculate what’s known as general damages. Following terms set out by the Judicial College Guidelines, courts and solicitors specify the physical and psychological injuries caused while considering their severity, before assigning a financial figure. From here, all other relevant factors are considered, such as those mentioned above, and are also assigned a figure.

This is generally how personal injury compensation amounts are calculated, but the personal injury claims process can differ depending on the specifics of the case.

Seeking legal counsel for your claim? Choose a specialist personal injury solicitor at St Helens Law

If you’ve been injured in an incident that was not your fault and feel you’re entitled to personal injury compensation, don’t take on the legal process alone… St Helens Law is here for you.

Our solicitors in St Helens are highly skilled and have a wealth of experience in personal injury compensation claims and settlements, making us your ideal partners to navigate your way through your personal injury case to a successful claim.

Whether the incident has harmed your physical health, mental health, or both, if you’ve been left in a less than favourable condition as a result of someone else’s actions, you’ll likely have a right to make a claim. We’ll help you gain the maximum compensation amount in your settlement agreement, and thanks to our ‘No Win, No Fee’ policy, you have nothing to lose.

To find out more about our personal injury solicitors, or for more information on the specifics of the process, including legal fees, speak to a member of the team today.

Contact Us Today!

The post What Can Go Wrong During a Personal Injury Settlement? appeared first on St Helens Law.

Will the Renters’ Rights Bill Affect Section 8 Notices?

Here at SHL Solicitors, we are happy to help with your legal matters. My name is John Houghton, I am an experienced Senior Litigation Executive within the practice, and I specialise in commercial Civil Litigation. I have a wealth of knowledge in dealing with Landlord and Tenant issues and possession proceedings, both from a Claimant and Defendant position.

We offer a 30-minute free consultation to discuss the matter.

SHL Solicitors can draft section 8 and 21 notices and deal with possession hearing matters before the Court.

Evicting private tenants is one of the most difficult and stressful parts of being a landlord. Whether it’s due to rent arrears, damage, or a breach of agreement, sometimes it becomes necessary to take legal action. One of the main legal routes is the Section 8 eviction process.

If you’re not familiar with it—or you just want a smoother, less risky way to handle it—this guide is for you.

What is a Section 8 Notice?

Private landlords can use a Section 8 notice to reclaim their property when private renters breach the tenancy agreement. The most common reason is their failure to pay rent —usually two full months’ worth.

If a landlord wishes for the property to become vacant, they can’t simply tell a tenant to leave; this would be an illegal eviction. You’ll need reasonable grounds for possession, and the court requires you to follow a legal process—skipping steps or filing incorrect paperwork may lead the court to dismiss your claim. That’s why it’s so important to approach it properly from the start.

Upcoming Changes Under the Renters’ Rights Bill

The Renters’ Rights Bill, expected to come into force between October 2025 and January 2026, will significantly reshape the eviction landscape:

• Section 21 evictions will be abolished – You’ll no longer be able to evict tenants without a specific reason. All evictions must go through Section 8 and offer discretionary grounds as to why the tenant is being evicted.
• Section 8 grounds will be expanded – This includes new grounds for selling the property or landlords moving in themselves.
• Rent arrears thresholds will increase – Mandatory eviction for rent arrears will apply once the tenant is three months behind, not two. If rent is paid weekly, they must be twelve weeks behind.
• Notice periods may be extended – For certain grounds like rent arrears, the notice period may increase from 14 days to 28.
• New landlord requirements – A landlord ombudsman and national database will be introduced to improve transparency and resolve disputes more easily.

In short, Section 8 is becoming even more central to the eviction process. If you’re not already familiar with it, now is the time to get prepared.

How we support you with Section 8 evictions

• Ensure documents are in order
• The correct notice is served
• The legal process is followed
• You stay informed every step of the way
• Professional advice and client care at all times

If you have any questions, I am happy to assist. Please contact John Houghton at SHL Solicitors, either by telephone 01744 385 171 or email John.Houghton@sthelenslaw.co.uk.

Section 8 Evictions: Frequently Asked Questions

1. What’s the difference between a Section 8 and a Section 21 eviction?

Landlords initiate Section 8 evictions when tenants breach the agreement (e.g., rent arrears, property damage). A Section 21 eviction is a “no-fault” eviction, but it’s being abolished under the Renters’ Rights Bill (expected late 2025).

2. How much rent arrears are needed for a Section 8 eviction?

Currently, two months’ rent arrears trigger mandatory grounds for eviction. Under the new bill, this will increase to three months.

3. How long does a Section 8 eviction take?

Typically, 2–6 months, depending on court delays and whether the tenant contests the claim. If bailiffs are needed, add 4–8 weeks.

4. Can I evict a tenant for antisocial behaviour under Section 8?

Yes. If it’s severe enough to breach the tenancy agreement, the court should grant a possession order, meaning you’ll be able to tender an eviction notice. You’ll need evidence (e.g., police reports, neighbour complaints). If the tenant refuses to leave, a court hearing will be scheduled.

5. What if I make a mistake in the Section 8 notice?

Errors (wrong dates, improper service) can invalidate the notice, forcing you to restart the process. Legal support minimises risks.

6. Will the Renters’ Rights Bill make evictions harder?

Yes—longer notice periods, stricter grounds, and no Section 21 mean landlords must rely on fault-based Section 8 evictions. Preparing now is crucial.

The post Landlords & Tenancy Matters appeared first on St Helens Law.

But what if you were knee-deep in a property purchase, only to have the rug pulled out right from under you without warning? You may be a victim of gazumping.

It’s a funny term, but the consequences are very serious. So, what exactly is gazumping, and is there a way to stop it so you can continue with your property purchase unhindered and without losing cash? 

The experts at St Helens Law are here to explain. So keep reading to learn more, or speak to one of our residential property solicitors today if you need assistance with your next property purchase.

What does gazumping mean?

In simple terms, gazumping is where you lose out on a property purchase because someone has offered the seller more than your offer, even though the sale had already been agreed between you both.

Let’s paint a picture: You’ve been on the hunt for a new house for a while and have stumbled across your dream home that meets your family’s needs. Better still, it’s in a desirable area and is within your price range – fantastic!

You head for a viewing and are beyond impressed, so you make an offer. The next day, the estate agent calls you to let you know your offer has been accepted. Even better.

Now, the tricky work in the buying process begins… securing the right mortgage agreement, dealing with the sale of your existing house (if you have one), hiring a reliable conveyancing solicitor, arranging a private survey of your new house, among many other moves that cost time, effort and money.

Weeks down the line, you’ve spent money on all of the above after having an offer accepted, only to be informed the seller has decided to go with a different buyer, because this new buyer beat your offer – this is gazumping.

The result? You’ve wasted weeks, maybe even months, of planning, communication and gathering all the documents to get the purchase across the line, only to fall flat at the final hurdle through no fault of your own. To make matters worse, you’re out of pocket for legal fees, mortgage fees and countless other expenses when the sale falls through.

Is gazumping legal?

Sadly, yes. Gazumping is perfectly legal.

Even if the estate agent takes the property off the market awaiting formal contracts, a property sale in England and Wales is not legally binding until the written contracts have been exchanged. Verbal agreements offer virtually no security in the selling process. This is why you’ll often see ‘SOLD STC’ – meaning ‘Subject to Contract’ – on property listings.

This essentially means a seller accepts an offer, but there is still room for something to happen after the initial agreement that could cause the sale to not meet completion.

How common is gazumping?

According to the Homeowners Alliance, gazumping occurs more than you may think, with 37% of property purchases featuring gazumping in some form.

With the average cost of gazumping at £2,400 per instance, according to the same data, this represents a huge sum of money lost and a lot of disheartened buyers. Which is why so many want to see the practice made illegal. 

How to avoid gazumping

Technically, there is no way to ‘avoid’ gazumping and having other buyers bid ahead of you – if contracts have not yet been exchanged and the vendor wants to sell the property to someone else for a better price, that’s their prerogative.

However, there are ways you can protect yourself from the fallout of gazumping:

Home Buyers Protection Insurance

This is a special type of insurance you can take out that will help you recoup some of the costs if you’ve fallen victim to gazumping.

Reach the exchange as quickly as possible

You should never rush a house purchase. After all, there’s so much money and your future happiness riding on it. But reaching the exchange of contracts quicker will reduce the opportunity of others to gazump you. So tread carefully here.

Lock-out agreements

A lock-out agreement is a legal agreement between the buyer and seller of a property, which exclusively promises the sale of said property to a specific buyer, usually for a set period of time. 

This is not to be confused with a lock-in agreement, which is also an exclusivity agreement, but it works both ways; both parties involved in the property sale are obligated to negotiate exclusively with each other.

In an ideal world, this is the perfect antidote to gazumping. However, such agreements can be difficult to obtain, due to the required willingness of the seller to limit their options for further gains.

If you believe a lock-out agreement may be of help to you, speak to St Helens Law today.

Can you gazump the gazumper?

Actually, yes! If you wanted to ‘fight dirty’, there’s no law that says you’re not allowed to counter back against your gazumper with a higher offer.

But be mindful of the financial impact. This opens the floodgates to a potential bidding war and could leave you with less cash than you anticipated after the sale. 

Or, if we want to start speculating, there’s every chance the seller has asked someone they know to enter a fake offer on their behalf, encouraging you to increase yours. While this technically constitutes fraud, it has been known to happen. 

Need advice on gazumping and property law? St Helens Law is here for you

If you are a potential buyer and have been the victim of gazumping, and would like to discuss the situation with a solicitor, St Helens Law has the answers you seek.

Among our top team of conveyancing solicitors in St Helens, you’ll find a team of experienced property law experts who know the rules and regulations of the property purchase process inside and out, and will always offer you the best advice for your specific needs.

Get in touch with St Helens Law today.

The post What is Gazumping? And Can You Stop It? appeared first on St Helens Law.

But what about commercial conveyancing?

Is the process of buying a business property the same?

The short answer is yes – they both involve the transfer of property ownership and the main stages of both are very similar. However, commercial conveyancing is usually more complicated, and there are a few fundamental differences between the two.

Differences that can have an impact on how long the process takes and how much it costs. Let’s take a closer look.

Residential vs. commercial property conveyancing

4 key differences between 2 similar processes.

• Leasehold transfer

Most residential properties in the UK are now freehold.

In fact, according to the latest data from the Land Registry and the Department for Levelling Up, Housing and Communities, only 8% of houses in England are now leasehold. And, in England and Wales, just 24% of all residential property transactions in 2022 were leasehold.

For commercial properties, though, the opposite is true.

The majority of business properties are leasehold – which means, as a buyer, you’ll be expected to take over the lease from the previous owner and pay an annual fee to the landlord. In most cases, transferring this lease and negotiating its terms can make the commercial conveyancing process a little more complex and time-consuming for your solicitor.

• Due diligence

Due diligence is an essential aspect of both residential and commercial property conveyancing – but the extent of the investigation varies quite significantly.

Whilst residential due diligence is relatively streamlined and typically includes standard property searches and surveys, commercial due diligence is much more rigorous.

After all, not only is the building likely to be larger, the stakes involved in a business property transaction are much higher. Your legal representative will often need to conduct extensive investigations into its financial, environmental and operational history. And as a result, commercial property searches often cost more than those for residential buildings.

• Legal regulations

They may both involve the transfer of property ownership. However, residential and commercial conveyancing processes are governed by separate legal frameworks.

Generally speaking, residential regulations are primarily aimed at protecting consumers and ensuring fairness for the buyer. Whereas, for commercial conveyancing, the legal rules focus more on business interests, planning permissions and compliance with lease agreements.

A specialist commercial property solicitor should have a good understanding of this distinction, ensuring that all legal requirements are met, and your rights are protected. But once again, it can make the conveyancing process a little more complicated and longer to complete.

• Finances and fees

Financing options for a business property are much more diverse.

Compared to residential properties, which are typically financed by one buyer and their mortgage lender, commercial properties often involve multiple buyers, investors or business entities. And may include commercial loans, partnerships, joint ventures etc.

Adding to this intricacy, a ‘goodwill payment’ will also often need to be made.

Once conveyancing has been completed on a residential property, it’s unusual for any extra fees to be charged. But as commercial property is typically bought hand-in-hand with the business that trades out of it, it’s not uncommon for an additional fee to be paid to the seller. This ensures the right to adopt their previous customers and continue trading under the same name.

The commercial conveyancing process

There’s no denying, due to the differences outlined above, commercial conveyancing isn’t quite as straightforward as residential conveyancing – and the process can be a little more convoluted. But with the right commercial conveyancing solicitors on your side, most transactions can still be completed smoothly and efficiently.

Here at St Helens Law, we always follow the same simple three-step process:

1. Investigate

We start by conducting a full, thorough investigation of the property in question. Any pre-contract searches are arranged and completed, and standard enquiries will be raised with the seller’s solicitor via CPSEs (Commercial Property Standard Enquiry Forms).

• Exchange contracts

Once satisfied with the outcome of this investigation, both parties can then negotiate and exchange draft contracts. For the transaction to be official and the contracts to become legally binding, you will then be expected to pay the agreed deposit to the seller.

• Completion

Any pre-completion searches will be undertaken. To finalise the property transaction, a transfer deed will be signed and dated. Simultaneously, you’ll need to send the balance of the purchase price to the seller. Then, following completion, we will pay any stamp duty land tax owed to HMRC and apply to the Land Register to register your purchase.

Need help buying or selling a commercial property?

Here at St Helens Law, we have a highly experienced team of commercial conveyancing solicitors – who demonstrate advanced knowledge in this area and have a deep understanding of the nuances of commercial property law.

Whether you’re looking to purchase a corner shop or would like to sell a multi-million-pound factory, no matter how complex the transaction, we can guide you step-by-step through the commercial conveyancing process – ensuring all legal requirements are met and reaching completion with minimal stress, minimal delays and minimal expense.

Over the years, we’ve worked with a wide range of businesses, from small high street stores and restaurants to housing associations and commercial developers – and we appreciate the importance of speed and clear communication. Which is why we always work efficiently and accurately, allowing you to see a return on investment as soon as possible.

We also strive to offer fair and competitive rates. The length of time it takes to complete commercial property conveyancing (and the associated cost) varies depending on the complexity and value of the sale. However, we can often act on a fixed fee basis to ensure work is completed as cost-effectively as possible.

An initial consultation is also available with our business property solicitors free of charge. So where’s the harm in getting in touch? If you’re ready to buy or sell a commercial property, or would like to find out more about the legal process, simply give us a call on 01744 385171 to speak to a member of the team. Alternatively, you can fill out our online contact form.

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The chances are, it’ll last longer than some of the latest mortgage deals available.

According to recent figures from the financial information service, Moneyfacts, the 2024 mortgage market is extremely volatile – with deals being pulled within just days of being launched. For both existing homeowners ready to remortgage and first-time buyers eager to get on the ladder, it’s become a huge source of stress (and frustration) – which is completely understandable.

Mortgage products are there one minute and gone the next, leaving little time for you to consider your options. And in reality, how fast are you willing to make a decision on such a big financial commitment?

The vast and fast-paced world of mortgage deals

Let’s start with the good news – mortgage choice has greatly improved.

Data from a recent UK mortgage trends report revealed that, at the start of March 2024, there were 6004 mortgage products currently available. Which is a 30% increase compared to this time last year and the widest selection since March 2008 (6192).

Lenders have extended their ranges and there has been a notable increase in products for those who can only offer a relatively small deposit. As a result, choosing a mortgage has become less like shopping in a local convenience store and more like perusing the aisles of a very large supermarket.

The trouble is, everything on the shelf is about to go out of date.

With a close eye on the Bank of England’s benchmark interest rate – plus the rates being offered by their main competitors – lenders are updating their own rates at a rapid pace. Altering mortgage products and even pulling deals entirely at very short notice.

Due to this volatility, the average shelf-life of new mortgage deals has plummeted to 15 days – a six-month low, down from 28 days at the start of February 2024. Which means, people have a very limited window to decide – adding further stress to an already stressful situation and potentially pressuring them into making a fast or rash decision.

Securing a mortgage deal (before it’s gone)

Around 1.6 million existing mortgage deals are due to expire this year.

If you’re one of the homeowners affected, the current advice is relatively simple. Start shopping for a new mortgage deal around 6 months before your current deal ends – and if you’re happy with the rate, lock it in as soon as possible.

Your lender may then allow you to swap to a better rate, if one happens to transpire before you make the switch. Just be sure to speak to your lender to check if they allow this sort of flexibility.

If you’re a first-time buyer or moving to a new home, things are a little trickier.

Not all lenders will allow you to secure a mortgage rate at the same stage. Some will honour a rate as long as you have an ‘agreement in principle’, whereas others may require submission of a full mortgage application. If they’re particularly stringent, they may even withhold the right to change the ‘agreed’ interest rate right up until completion day. 

As such, before you press forward with a purchase, it’s best to enquire upfront with your lender regarding their protocols. And to ensure you identify and secure the right deal for you (in such a pressurised fast-paced market), we recommend the following:

1. Get mortgage ready

There’s no denying, fitting a lender’s criteria and being accepted for a mortgage can be difficult. But there are numerous things you can do before you apply to help improve your chances. For example, you could:

• check your credit score – using a free reference agency such as Experian, Equifax or TransUnion – and attempt to correct any credit score errors as soon as possible.
• register to vote (as lenders use electoral roll data for identity checks).
• delink yourself from ex-partners/flatmates who may have a bad credit score.
• carefully manage your available credit.
• close old, inactive accounts.
• be as frugal as possible and pay all bills on time.
• avoid applying for other credit in the 3 months before your application.
• sort your paperwork (e.g. proof of income, spending etc.) in advance.

2. Recruit the help of a mortgage broker

Not only can an experienced and knowledgeable mortgage broker offer tailored advice, helping you to identify the best mortgage deal for your requirements, they can also assist throughout the mortgage application process – ensuring it progresses as quickly as possible.

Plus, lenders will often reach out to brokers ahead of pulling a mortgage deal off the market, therefore giving them more time to act on your behalf – whether that be chasing your solicitor to see where things are up to or helping you to quickly select a new, available product.

3. Choose an efficient conveyancing solicitor

At the moment, to secure a mortgage deal (before it disappears), it seems that speed is the name of the game – so make sure you choose a conveyancing solicitor who knows how to play.

From instructing them to act on your behalf to completion, it’s crucial they can guide you through the process as quickly as possible – promptly arranging the property searches, swiftly navigating any issues that arise and keeping you up to date on their progress.

Having a well-organised and efficient solicitor on your side could be the difference between getting a particular mortgage deal and missing out. Therefore it’s worth doing your research.

Contact our fast conveyancing solicitors – ASAP

Here at St Helens Law, ‘efficiency’ might as well be our middle name.

We appreciate that, due to the current volatile market, securing a mortgage (at the right time, at the right rate for you) is no easy feat. Which is why, now more than ever, we do everything in our power to ensure a swift completion – with clear and simple updates throughout.

Our specialist conveyancing solicitors are skilled and experienced in the buying and selling of residential property, with significant knowledge of the conveyancing process (and how to make it as quick and easy as possible). To ensure the property transaction progresses efficiently, we:

• will provide a fast initial quote, which outlines what you should expect to pay (with no hidden extras). This will allow you to make a fast, fully informed decision and instruct our solicitors to act on your behalf with confidence.

• use the latest technology, including a ‘live access’ case management system, to communicate effectively with all parties and keep everyone informed.

• allow all paperwork to be signed remotely, meaning there’s no need for any unnecessary delays or waiting for a suitable day for you to visit the office.

• utilise our direct contacts with several search agencies (if this is permitted by your lender), who can carry out the searches much quicker and usually at a reduced rate.

If you’re attempting to remortgage, move home or buy your first property in these unprecedented times, time is of the essence – and we’re on hand, ready and raring to help. So why not give yourself the best chance of getting the best mortgage deal, before it reaches its best-before date, and get in touch today?

Further details of the conveyancing process and our current prices can be found in our Residential Conveyancing Guide. But if you have any questions or would like to discuss your circumstances in detail with a member of the team, please don’t hesitate to call us on 01744 385171. Alternatively, you can send an email to info@sthelenslaw.co.uk.

An initial consultation with our conveyancing solicitors is also available free of charge, which you can request by filling out the form at the top of this page.

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Dubbed the ‘neither budget’, it appears to have neither stabilised the property market nor improved prospects for home-movers or first-time buyers. And has been described by many industry experts as a series of blatant ‘missed opportunities’.

Those much-anticipated 99% mortgages?

Absolutely no mention of them.

A reinstatement of the Help-to-Buy scheme?

No – that’s not happening.

Changes to the early withdrawal penalty on Lifetime ISAs?

Nada.

More homes for young people?

Little chance of that.

However, despite all those missed opportunities, there were a few small changes announced which could have an impact – however small – on the housing market in 2024.

If you’re an existing homeowner, property investor or just keen to get on the ladder, here we round up the key points to take from the chancellor’s latest budget, and explore how our specialist team of conveyancing solicitors could help you moving forward.

3 key takeaways from the UK budget

…which may have an impact on the 2024 property market.

• Capital gains tax has been reduced by 4%

Capital gains tax is a tax you pay to HMRC when you sell a large asset.

Currently, if you sell a residential property – that isn’t your main home – and you’re a basic rate taxpayer, you’ll pay 18% tax on any profits you make. Following the budget, this will stay exactly the same. But for higher-rate taxpayers, the tax rate is set to be cut from 28% to 24%.

This may seem like a very small reduction, but it’s hoped it will be enough to energise the 2024 property market – encouraging more landlords to sell their buy-to-let properties (and benefit from a greater return on their investment) and leading to an overall increase in transactions.

• Tax relief for holiday lets has been abolished

The furnished holiday lettings (FHL) tax regime – introduced in the 80s – was designed to offer tax advantages to those who let out a furnished holiday home. Essentially, it allows landlords to claim tax relief on 100% of mortgage repayment interest and the cost of any furnishings.

But from April 2025, the scheme will be abolished.

Approximately 127,000 properties currently utilise the FHL regime. And according to the chancellor, in the run-up to the spring budget, that volume has created “a distortion, meaning there are not enough properties available for long-term rental by local people”.

By getting rid of the scheme, it’s hoped more landlords will decide to sell their furnished lets, leading to an increase in long-term rentals becoming available and more properties returning to the market.

• Stamp duty relief for multiple dwellings has been stamped out

Multiple dwellings relief (MDR) is a tax relief scheme, which reduces the amount of stamp duty payable – specifically, when purchasing several residential properties in a single transaction.

The regime was originally introduced to encourage buy-to-let investments. However, according to a recent external evaluation, there is no evidence that it has achieved this – so as part of the spring budget, the chancellor announced it will be scrapped from June 2024.

Many portfolio landlords and large-scale property investors were, in fact, hoping for more government support – not less! But ultimately, this change means they will no longer get a tax discount when buying multiple dwellings at once. They’ll pay exactly the same as they would if they bought them individually, which could discourage them from investing further.

Need advice following the ‘neither’ budget?

Generally speaking, the intention of this latest UK budget is to revitalise the residential property market, encouraging landlords to sell their properties and opening up housing opportunities for buyers. Whether it will achieve this is debatable – but nevertheless, the changes outlined above will have at least some impact on homeowners, investors and prospective buyers.

As the property tax landscape evolves throughout the year, seeking professional advice has never been more important. And if you’re unsure how these new rules will impact you, our conveyancing solicitors here at St Helens Law are on hand and happy to offer their assistance.

With in-depth knowledge and experience in this area, we can provide invaluable insight into how the spring budget may affect your individual circumstances. Whether you’re strategizing for future investments or considering either buying or selling a property, our expert guidance can help you make sense of the tax changes and make a fully informed decision.

So why not get in touch?

An initial consultation is available with our residential property team completely free of charge, in which our specialist property solicitors can answer any questions you may have, clarify these latest tax updates and advise on the best next steps for you to take. To book an appointment, simply give us a call on 01744 385171.

Alternatively, you can fill out the form at the top of this page and a member of the team will respond as soon as possible with further information. 

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In fact, it’s been one of the worst in over a decade. Persistent inflation coupled with a surge in interest rates has had a significant negative impact on economic growth. And as a result, the number of commercial property sales in the UK has plummeted – hitting a record low.

A recent market analysis – conducted in September 2023 – revealed that commercial property transactions were down by 67% over the last 6 months (compared to the 6 months previous), with office space (75%) and retail and leisure transactions (68%) showing the greatest decline.

The question is, what’s the outlook for 2024? Will the commercial property sector continue to struggle? Or will things start to improve in the light of the new year?

Commercial property in 2024 – a tale of two halves

Whilst the lull in sales is likely to continue at the start of the year, industry experts are optimistic about the next 12 months. And there’s good reason to believe that commercial real estate transactions will see a fair (if not remarkable) rebound in 2024.

According to the investment management company, Colliers International, UK commercial property transactions should reach a modest £50 million by the end of the year. Which is a marked improvement on the circa £40 billion recorded in 2023.

The global broker predicts a slow first half of the year, followed by a much-needed recovery in the latter months – when a ‘widely anticipated sense of market stability’ is expected. 

Why are commercial property sales predicted to improve?

• Opportunistic investments

An ‘opportunistic phase’ of investment is forecast for the start of the year.

Until now, many landlords have been shielded against soaring interest rates by their fixed-rate deals. But as these deals come to an end in 2024, an increasing number of these landlords will face refinancing and higher debt costs – bringing a greater volume of properties onto the market.

At the same time, investors with readily available cash will have a chance to snap up assets – whilst interest rates are still high and the competition is still limited.

• Interest rate cuts

There’s a growing consensus in the industry that interest rates have already peaked.

Among the experts, it’s now widely believed the Bank of England will make the first cut by mid-May 2024, with interest rates falling gradually and finishing between 4 and 4.25% by the end of the year. 

Of course, this would have a direct impact – reducing debt costs for many investors – and may lead to the return of more lenders and competitive offers to the commercial property market. 

• A shift in focus

In part, the reduction in sales in 2023 has been due to uncertainty regarding property values.

The pandemic has had a lasting impact on high-street retail and office spaces. Many workplaces are now less reliant on in-person working – adopting either a fully remote or hybrid model instead. Whilst online shopping has become much more popular, making up over 25% of all sales.

As such, the value of these types of commercial property has decreased.

Prospective buyers have become more and more nervous about the possibility of ‘catching a falling knife’. And, as a result, a huge gap has emerged between what investors are willing to pay and what sellers believe their assets are worth – leading to the sharp drop in transactions noted in 2023.

Going forward, it’s likely that investors will turn their attention to sectors with growth prospects, such as industrial and logistics, healthcare and life sciences, and co-working and flexible office space. And moving outside of city centres – for more affordable options – is likely to be a trend.

Interested in investing in commercial property in 2024?

Whilst 2023 can simply be thought of as a year of disrupted recovery after the pandemic, according to the experts, investors should now look into 2024 as a year of great promise.

Plenty of potential investors are likely to be waiting in the wings.

If you’re one of them, we’d love to help. Given the complexity of the commercial market – particularly at this turbulent time – one of the main keys to success is to collaborate with accomplished professionals. And here at St Helens Law, we have experienced commercial property solicitors who can guide you step-by-step through the buying process.

Our commercial conveyancing team prides itself on delivering a proactive and solution-orientated service, with the highest levels of client care. We always ensure completion is reached with minimal stress and minimal delays. And can often act on a fixed fee basis.

An initial consultation is available free of charge. So why not kick off the commercial property investment ‘rebound’? If you’re interested in purchasing commercial real estate in 2024 and need help with conveyancing, please don’t hesitate to get in touch.

You can fill out our online enquiry form and we’ll respond as soon as possible with some suggested times and dates. Or if you have any questions, feel free to give our commercial conveyancing solicitors a call on 01744 385171.

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