Would the conveyancing solicitors identified via your search tool handle attended exchange conveyancing in Blackpool?
There are a few conveyancing specialists who can conduct 24hr exchanges. You should contact us to obtain a costs illustration and details as to availability.
I am the only beneficiary of my late father’s will and I have everything in my name alone, including the house in Blackpool. The Blackpool property was put into my name in October. I want to move. I do know about the CML six month 'rule', meaning my proprietorship will be treated the same way as though I had purchased the property in October. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Most lenders would take a pragmatic view as this requirement chiefly exists to identify subsales or the wholesaling and assigning of properties.
Completion of my purchase has taken place for my property in Blackpool. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I had an offer accepted on an apartment in Blackpool on 8/10/2025, valuation was booked five days after, all came back fine. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Are Coventry BS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will my solicitor be asking questions concerning flooding as part of the conveyancing in Blackpool.
Flooding is a growing risk for solicitors specialising in conveyancing in Blackpool. Plenty of people will purchase a property in Blackpool, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, however there are a various checks that may be carried out by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Blackpool. The conventional set of completed inquiry forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to discover whether the premises has suffered from flooding. If flooding has previously occurred and is not notified by the vendor, then a purchaser may bring a compensation claim as a result of such an incorrect answer. A buyer’s solicitors should also carry out an enviro report. This should indicate if there is any known flood risk. If so, more detailed investigations should be initiated.
I'm buying a new build house in Blackpool with a mortgage from Platform Home Loans Ltd. The developers refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not reveal to my conveyancer about this extras as it may affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Am I right to be wary that third parties that I am dealing with are suggesting a nationwide conveyancing firm rather than a local Blackpool conveyancing practice?
As is the case with many service providers, often input from connections can be most helpful. Yet there are numerous players in a conveyancing deal; estate agents, financial adviser and banks might all recommend lawyers to retain. On occasion these solicitors might be known to one of the organisations as experts in their field, but sometimes there exists a financial incentive behind the recommendation. You have the right to select your preferred conveyancer. Don't forget that most mortgage providers have an approved list of conveyancers you must use for the mortgage aspect of your home move.
I'm selling a house in Blackpool. I have found my conveyancer's company on the Law Society's list, but I can't find my conveyancer's name as listed on the regulator's website. Should I be concerned?
Not all staff in the law firm must be listed by the regulator. As long there is a manager qualified to 'oversee' the conveyancing, the actual day-to-day activity can be conducted by unqualified staff.